BOSTON MANOR HOUSE CONSERVATION MANAGEMENT PLAN ISSUE 05 MARCH 2018 Alex Prior/Brilliana Harley On behalf of Purcell ® 15 Bermondsey Square, Tower Bridge Road, SE1 3UN [email protected] www.purcelluk.com

All rights in this work are reserved. No part of this work may be Issue 01 reproduced, stored or transmitted in any form or by any means August 2017 (including without limitation by photocopying or placing on a London Borough of Council website) without the prior permission in writing of Purcell except in accordance with the provisions of the Copyright, Designs and Issue 02 Patents Act 1988. Applications for permission to reproduce any part October 2017 of this work should be addressed to Purcell at [email protected]. London Borough of Hounslow Council

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002.237909 HOUSE: CONSERVATION MANAGEMENT PLAN CONTENTS

HOW TO USE THIS DOCUMENT 04 4 ASSESSMENT OF SIGNIFICANCE 85 4.1 Introduction 85 4.2 Assessment 87 EXECUTIVE SUMMARY 05 4.3 Significance Plans 90

1 INTRODUCTION 06 5 ISSUES AND OPPORTUNITIES 92 1.1 Purpose of the Report 06 5.1 Introduction 92 1.2 Scope of the Study 06 5.2 Legislation and Statutory Control 93 1.3 Existing Information and Resources 06 5.3 Retaining and Enhancing Heritage Value 97 1.4 Authorship 07 5.4 Setting and Views 99 1.5 Consultation, Adoption and Review 07 5.5 Access and Circulation 99 5.6 Interpretation and Visitor Experience 99 5.7 Condition, Maintenance and Repair 100 2 SITE DESCRIPTION 08 5.8 Use and Commercial Opportunities 101 2.1 Location and Context 08 5.9 Summary of Issues and Opportunities 101 2.2 Management and Use 10 2.3 Heritage Context 10 2.4 Undesignated Heritage Assets 10 6 CONSERVATION POLICIES 102 2.5 Conservation Areas 11 6.1 Using the Policies 102 2.6 Setting 12 2.7 Description 17 BIBLIOGRAPHY 111

3 HISTORIC DEVELOPMENT 47 3.1 Historic Development of 47 APPENDICES 3.2 Historic Development of The Boston Manor Estate 48 A: Designations 112 3.3 Historic Development of Boston Manor House 61 B: Regional and Local Planning Policy 114 3.4 Context: Jacobean Architecture 81 3.5 Historic Development Plans 83 HOW TO USE THIS DOCUMENT

This Conservation Management Plan is intended to be a usable report which contributes to the successful future management and This provides an overview of the CMP, including its overarching aims and Executive Summary use of Boston Manor House. It provides baseline information that conclusions contributes to an overall understanding of the place, as well as highlighting areas where both buildings and their various elements can be improved – not only as part of planned works forming part This outlines what the scope of the CMP is, who wrote it and why, what 1 Introduction of a Heritage Lottery Fund application but also in the longer-term information about the site exists and what the overall vision is. Orientation and future of the place. Getting to Know the Place This is where to find out about the heritage context setting and important The Conservation Management Plan analyses the historic 2 Site Description views of the site. It also provides overview descriptions of the site and its development of Boston Manor House its setting, context, character areas as well as how it is managed and used. management, use and what makes it important – the heritage values or significance. This overall understanding provides evidence and helps set precedents for future management, maintenance and 3 History and Development This outlines the history and development of the site and its key buildings. development, helping to ensure that the overall vision for Boston Manor House is fully understood, appreciated and maintained by A More Detailed all stakeholders. Understanding This provides an understanding of what makes the site important, why and 4 Assessment of Significance to whom. It is directly linked to the historic development and heritage The adjacent illustration outlines what information can be found context of the site. where in the Conservation Management Plan, based on three main aims: Identifies the risks and conflicts with regards to significance and potential for 5 Challenges and Opportunities or need for change and provides an outline set of opportunities to improve 01 Orientation and getting to know the place management and use and enhance heritage value. Creating a Positive 02 A more detailed understanding Future The overarching framework for the future of the site, developed in line with 03 Creating a positive future 6 Conservation Policies the overall vision and the information developed in the sections above. It includes recommendations policies and actions.

04 EXECUTIVE SUMMARY

This Conservation Management Plan (CMP) concerns Boston The council’s vision is to secure the long-term future of a highly maps, plans and illustrations. Section 4 completes the Manor House in the London Borough of Hounslow. The house is significant listed building. This consists of an overarching manifesto understanding by assessing the building’s significance adopting the located on the west side of the Boston Manor Road (A3002) statement of intent for the site, as well as a list of more specific values-based approach recommended by Historic . within Boston Manor Park, which covers 27 hectares on the north goals and aims: side of the valley. Following a robust understanding of the development of the house and consultation with key stakeholders, the second half of the CMP COUNCILS GOALS AND AIMS Boston Manor House is a statutorily listed grade I Jacobean manor then explores issues affecting the house and identifies house built in the early 1620s by Lady Mary Reade. It was then • to remove the building from the Heritage at Risk Register. opportunities to address those issues. Of major concern to the extended in 1670 when the house passed to the Clitherow Family council is the extensive and worsening state of disrepair and decay • to restore the building and bring new uses to safeguard it’s and again in the early 18th century when the service wing was of the house which has lead to the building being included on the future sustainability. constructed to the north. The house, the statutorily listed stable Heritage at Risk Register. The council are keen to explore block to the north and the boundary wall to Boston Manor Road • to celebrate the history of this building to new audiences opportunities to arrest and reverse the damaging effects of are all within the and Boston Manor in a fully accessible way. underuse and neglect, to provide new appropriate uses for the Conservation Area, designated in July 2001. The stables and wider building and to provide an improved visitor experience, including parkland are outside the scope of this CMP. This CMP is required as part of a second round Heritage Lottery DDA access to the public areas. Fund bid to raise capital to complete a programme of repairs and Since its original construction date, the house remained in private alterations aimed at securing an appropriate use for the listed Based on an understanding of these issues and opportunities, the residential use for 300 years until 1924 when it was sold at auction building. A Conservation Management Plan for the house was final section of this document provides a set of policies to guide to the local council. It has been used for various purposes including prepared by LDN Architects in 2011 and a Conservation future change at the site and ensure this is managed sensitivity and in a school, The National Institute of Housecraft Ltd and most Management Plan for the Park was prepared by Peter McGowan a manner which preserves and enhances the significance of the listed recently flats for The Housing Association for Women. During this Associates in 2011. The LDN Plan has been reviewed and has building. The policies encourage an extensive and immediate latter period, the service wing was extensively remodelled and has formed the baseline for this updated CMP. programme of repairs, promote good conservation practice, since fallen into a state of dereliction and decay following the encourage improvements to the visitor experience and are designed departure of the Association in the mid-1990s. The house is now The first half of this CMP provides the reader with an to ensure that through managed change, the significance of the listed at Category C on Historic England’s Heritage at Risk Register. understanding of Boston Manor House: Section 1 explains the house is preserved for future generation to experience and enjoy. The house continues to be owned and managed by the local purpose and scope of the CMP and identifies any gaps in authority and is open Saturday, Sunday and Bank Holiday Mondays knowledge. Section 2 describes the setting, exteriors and interiors The CMP is supported by a gazetteer which looks at the individual from 12 noon to 5pm from March to October and closed from of the house using current photographs and Section 3 provides a elements that make up the site, setting out their relative November to February. detailed history of the estate and house supported by historic significance and element-specific issues, opportunities and policies.

05 1 INTRODUCTION

1.1 PURPOSE OF THE REPORT The house and its service wing are an underused, poorly 1.2 SCOPE OF THE STUDY understood, important local heritage asset. Following conservation The CMP concentrates on the main house and the service wing as Boston Manor House is situated on the west side of Boston Manor and repair, the council are proposing to enhance the cultural value shown within the site boundary outlined on the site plan on page Road (A3002) in the Borough of Hounslow, in West London. It of the building by providing a new fully-accessible community hub 09. The stables block to the north and the wider parkland and was built in the early 1620s as the home of Lady Mary Reade and incorporating improved visitor facilities and interpretation spaces. estate are not within the scope of this study and are not sat at the administrative and geographic centre of a large manorial considered in detail, but the house cannot be assessed in isolation, estate. In 1923 Colonel Stacey Clitherow sold Boston Manor This CMP is required as part of a second round Heritage Lottery so the wider context and setting are briefly discussed. House and 20 acres of the parkland estate to Brentford Urban Fund bid to raise capital to complete the next phase of proposed District Council for £23,000. The park opened to the public in alterations. In 2011 Hounslow Borough Council, with support from English 1924 and continues to be owned and managed by Hounslow Heritage, commissioned a suite of reports including a Conservation Borough Council. This document highlights the issues and an opportunity associated Management Plan for the House01, a Conservation Management with the building and provides recommendations and policies Plan for the Park02 and an Options Appraisal.03 This Conservation The house is statutorily listed at grade I and is within the Grand which will guide future management, maintenance and Management Plan forms an update to that prepared by LDN Union Canal and Boston Manor Conservation Area. When conservation. This is based on an understanding of the heritage Architects in 2011. considering whether to grant planning permission for development asset’s signifi­cance which is assessed in Section 4 of this CMP. which affects a listed building or its setting, Section 66 of the 1.3 EXISTING INFORMATION AND RESOURCES Planning (Listed Buildings and Conservation Areas) Act 1990 requires local planning authorities to have special regard to the There is a wealth of published and archive material regarding the desirability of preserving the building or its setting or any features development of Brentford and the manorial estate. There is less of special architectural or historic interest which it possesses. primary archive material available concerning the history of the Section 72(1) of the Act requires decision makers with respect to house specifically. This is possibly due to breaking up of the estate any buildings or other land within a conservation area to pay special and changes in ownership during the 19th and 20th centuries and attention to the desirability of preserving or enhancing the dispersal of the contents of the house – possibly including estate character or appearance of that area. papers.

Hounslow Borough Council’s vision for Boston Manor House is to sensitively repair and conserve the grade I listed structure, which is currently on Historic England’s Heritage at Risk Register, where it is 01 CMP Boston Manor House, LDN Architects June 2011 listed as Priority Category C. 02 CMP Boston Manor Park, Peter McGowen Associates May 2011 03 Jurra Consultants

06 INTRODUCTION 1

Key publications include T. Cadell and W. Davies The Environs of London: 1.4 AUTHORSHIP Volume 2 County of (London 1795), Victoria County History’s A This Conservation Management Plan has been prepared by Purcell, History of the County of Middlesex Volume 7 (London 1982), G. Faulkener’s a ­firm of architects and heritage consultants specialising in the The History and Antiquities of Brentford, and Ealing (1845), J. conservation of the historic environment. This document has been McNamara’s Boston Manor: A History and Guide (1998) and G. Clegg’s prepared by: Brentford Past (2002).

• Alex Prior BA (Hons), MSc Boston Manor House also holds a good deal of miscellaneous information explaining the history and development of the house. • Brilliana Harley BA, MA These include guidebooks, copies of Country Life articles, Brentford • Katharine Barber BA (Hons) MCIfA and Chiswick Local History Journal and the Home Counties Magazine. Relevant archival material is reproduced within the CMP 1.5 CONSULTATION, ADOPTION AND and a full bibliography of sources is included in Appendix A. REVIEW This CMP also references guidance documentation from various This Conservation Management Plan has been developed, and has bodies, including: informed, a concurrent Listed Building Application (also by Purcell) for the proposed repair of the grade I listed building fabric and the • Conservation Plan Guidance, 2012, Heritage Lottery Fund re-presentation of the house as a premier community facility. Consultation with various stakeholder groups include the • Conservation Principles, 2008, English Heritage management and staff of Boston Manor House, Historic England • Clark, K. Informed Conservation: Understanding Historic and London Borough Hounslow. Following adoption, the Buildings and their Landscapes for Conservation (2001) Conservation Management Plan should be reviewed on a regular basis, usually every ­five years or when major change occurs, or • National Planning Policy Framework (NPPF), 2012 when a new project is proposed. • The Setting of Heritage Assets: Historic Environment Good Practice Advice in Planning: 3, 2015, Historic England

07 2 SITE DESCRIPTION

2.1 LOCATION AND CONTEXT Boston Manor House overlooks the park from its highest point to the north. It is orientated roughly north west/south east with the Boston Manor Park covers an area of 27 hectares on the north house’s principal elevation addressing the Boston Manor Road. The side of the River Brent valley. The park slopes gently to the south house is a grade I listed Jacobean manor house erected in the early and south west from its highest point at approximately 18.5m 17th century and located in the present-day Borough of Hounslow AOD at the park’s north entrance, down to approximately 6.0m in west London. It is situated on the west side of Boston Manor AOD along the banks of the River Brent. Road behind a high brick boundary wall (listed grade II) - a remnant of the historic Boston Manor Estate boundary wall. A detached The historic Boston Manor estate once extended as far north as stable block (grade II) is situated to the north of the house and to the present-day Piccadilly line and as far south as the the north west is a large ornamental lake, laid out in the early 18th to include much of the historic settlement at Brentford. The estate century. Open parkland occupies the immediate area to the west was gradually dismantled throughout the 19th and 20th centuries of the house, which is dominated by particularly fine veteran cedar and now extends to the headquarters of GlaxoSmithKline to the trees, planted by James Clitherow in the mid-18th century. The south, the River Brent to the west, the Boston Manor Road parkland character extends to the immediate south, giving way to (A3002) and the residential properties to the north and north east tennis courts, bowls club and nos. 28 and 66 Boston Manor Road, and the residential properties around Boston Gardens and the built within the former estate kitchen gardens. The house and park edge of London Playing Fields to the north and north west. The are situated within the Grand Union Canal and Boston Manor flyover bisects the park from the north west to the Conservation which was designated in July 2001. south east and is a particularly dominant and intrusive feature within the historic parkland setting.

08 SITE DESCRIPTION 2

BOSTON MANOR ROAD N N

01

02

THE RIDE

03

R M4

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E R 04 B

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N T Boston Manor House Boston Manor Park 01 Lodge 02 Former Stables 03 Service Wing 04 Boston Manor House

This plan is not to scale

Location Plan of Boston Manor Park and House Site plan Boston Manor House

09 2 SITE DESCRIPTION

2.2 MANAGEMENT AND USE 2.4 UNDESIGNATED HERITAGE ASSETS Name: Boston Manor House, Boston Manor Park, The manor house was built for the accommodation and Boston Manor Road Locally listed buildings are buildings identified by the local planning entertainment of a family in the seventeenth century and List entry Number: 1079603 authority as contributing positively to local character and maintained this function, despite changeovers in the owning family, Grade I distinctiveness. Local listing does not provide additional statutory until after the First World War, when it proved too expensive to Date first listed: 11th July 1951 protection, but a property included within the local list is a material run. In 1923 Council bought the house consideration in planning decisions. The London Borough of and opened part of the grounds to the public. The Council let the 1622-3. C18 North wing. 3-storeys and attics. Red brick. 6 Hounslow is in the process of updating their existing list. There are property to a school from the 1940s. The National Institute of windows in stone architraves. Stone cornice between 2nd and no locally listed buildings within Boston Manor Park. Housecraft Limited occupied the house during the 1960s and The 3rd storeys. Stone porch with balustrade like that at Lilford Over Forty Association for Women Workers in the 1970s; to suit Hall. Northants (1635). Interior has splendid early C17 ceilings, these functions the house and service wing was divided into flats. fine C18 wallpaper on upper staircase. Fine carved main Today the house is uninhabited but opens to the public at staircase. weekends between April and October. Drawing room ceiling divided by moulded ribs into oblong and 2.3 HERITAGE CONTEXT square panels, broken into semi-circular and segmental Boston Manor Park comprises several listed buildings and cuspings, connected by short corss- ribs. Within some of the structures, including the house (Grade I), the former stables panels are strap-work cartouches containing emblamatic (Grade II) and the garden wall, gates and gateposts (Grade II). figures; including the 4 elements designed by the C17 Dutch These are protected under the Planning (Listed Buildings and artist Mare Gheercerts, and engraved by Galle. The house was Conservation Areas) Act 1990 for their special architectural or damaged in the war and was extensively restored prior to its historic interest. Listing gives them protection as alterations, reopening in 1963. Is now occupied by National Institute for additions or demolitions are controlled by Listed Building Consent, Housecraft Limited. See ‘Country Life’ March 18th 1965. AM. which is required by local planning authorities when change is proposed. Boston Manor House is in the Grand Union Canal and Listing NGR: TQ 16839 78339 Boston Manor Conservation Area. Section 72 (1) of the principal Act requires that special attention be paid to the desirability of Boston Manor House is surrounded by a number of other heritage preserving or enhancing the character or appearance of assets, these are shown on the plan overleaf and full listing conservation areas. descriptions are provided in Appendix A.

10 SITE DESCRIPTION 2

2.5 CONSERVATION AREAS HERITAGE ASSETS The application site lies within The Grand Union Canal and Boston Grade I 01 Boston Manor House Manor Conservation Area which was originally designated in July Grade II 02 Former Stables 2001. Section 72(1) of the principal Act requires decision makers Grand Union Canal and Boston Manor 03 Park Wall and Gateway with respect to any buildings or other land within a conservation Conservation Area area to pay special attention to the desirability of preserving or This plan is not to scale enhancing the character or appearance of that area.

The Grand Union Canal and Boston Manor Consultation Draft Conservation Area Appraisal was published in September 2017. It identifies the particular character of the conservation area and the N unique qualities which make the area special. Once adopted, the appraisal will become a material consideration when determining 03 planning applications. The conservation area contains several unique character areas identified by the local planning authority. Boston Manor House and Park are within Character Area 2. 02 03

01

Plan showing the grade I listed Boston Manor House and surrounding heritage assets

11 2 SITE DESCRIPTION

2.6 SETTING

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02 06

03 04

07 05 08

09

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12 SITE DESCRIPTION 2

View 01 View 02 View 03 View along Boston Manor Road approaching Boston Manor House View along Boston Manor Road approaching Boston Manor House View of Boston Manor House across Boston Manor Road from the from the north. The site boundary is demarcated by the statutorily from the north. The entrance to Boston Manor House is framed by east. The east elevation, shielded in places by tree canopy, is listed brick wall. brick piers with stone finishes with two subsidiary pedestrian largely visible behind the low boundary wall. The majority of the arched entrances either side of the carriage entrance. northern extension, on the right, sits behind a clump of trees.

13 2 SITE DESCRIPTION

View 04 View 05 View 06 View of Boston Manor House across Boston Manor Road from the View of Boston Manor boundary wall and gate piers from the View of the southern and the eastern facade, and part of the south. Full views of the south side of the house are obstructed by south-east. northern extension. tree canopy and foliage.

14 SITE DESCRIPTION 2

View 07 View 08 View 09 View of Boston Manor House from the west. The lake was laid out View of Boston Manor House from the west across Boston Manor View of Boston Manor House from the south-west across Boston in the eighteenth century. Park. The northern extension is partially concealed by trees. Manor Park. The cedar was planted as part of the landscape remodelling during the mid-eighteenth century.

15 2 SITE DESCRIPTION

View 10 View 11 View 12 View towards Boston Manor House from the underside of the M4 View towards Boston Manor House from the southern section of View from the footbridge across the Grand Union Canal in the flyover to the south of Boston Manor. The flyover, bisecting Boston Boston Manor Park. The M4 flyover is a particularly intrusive southern corner of Boston Manor Park, showing a large expanse of Manor Park, was constructed in 1964. feature which physically, visually and perceptually separates the trees and hedgerow, which originally afforded an interrupted view house from the wider estate. across to Boston Manor House.

16 SITE DESCRIPTION 2

2.7 DESCRIPTION South-Eastern Elevation 2.7.1 EXTERIORS The south-eastern elevation is four bays wide and three storeys high with a gabled roof. The lower windows have segmental General pediments, the first-floor level windows have keystones set in Boston Manor House adopts a double-pile plan, with six bays by moulding and the second storey windows are linked by fragments four bays. The main house is three storeys, whilst the service wing of entablature. Blank moulded niches, like those on the north is two storeys. The building is brick with stone dressings and sash façade punctuate the gables. Each storey has a blank window. windows (with eighteenth-century alterations)

North-Eastern Elevation The north-eastern elevation, has six bays and three storeys. Regular fenestration and three gables at roof level create a balanced, tripartite arrangement. Ground storey sash windows are capped by enlarged keystones, entablatures and pediments, those South-western elevation at first storey level have keystones and moulding and the second storey windows are joined by short stretches of entablature above their mouldings. The gables contain blank moulded niches. A weighty stone cornice with dentils clearly separates the first storey from the second. A stone porch with a balustrade, a nineteenth- century addition, frames the door at the centre of the ground floor.

South-Western Elevation The south-western elevation is composed of six bays and three storeys, crowned by three gables; however, unlike the north-east side, this façade is characterised more by irregularity and asymmetry. The left bay has three pairs of symmetrical windows, whilst the right bay has only three single windows, and the central bay has an unbalanced arrangement of six windows. The four ground floor windows have keystones, entablatures and pediments, North-eastern elevation whilst the other windows are topped only with keystones in moulding or sections of entablature. The weighty stone cornice punctuates the building between first and second storey level, but is itself interrupted on the left-hand side of the central bay by a window. South-eastern elevation

17 2 SITE DESCRIPTION

Service Wing The extension is a long bay attached to the north-western elevation of Boston Manor House; it is built in red brick and comprises two storeys.

The north-east elevation of the wing has recessed round-headed windows with segmental brick heads at the northern end of the ground floor, which are linked by a section of moulded white string course. The southern end of the ground floor has square-headed sash windows. The first-floor windows are sash windows with segmental brick heads. There are three entrances, the furthest south has a moulded doorcase with an entablature supported by brackets.

The south-west side of the extension has less architectural detail North side of the north extension North side of the north extension than the north-east side. It has a stepped base and a stepped string-course at first floor level. Small casement windows mark the ground floor level and the first-floor has larger sash windows with segmental brick heads.

South side of the north extension South side of the north extension

18 SITE DESCRIPTION 2

2.7.2 INTERIORS N Basement TS The basement spaces tend to have stone floors and painted and exposed brick walls. The main room has a flat ceiling and the smaller rooms tend to have barrel-vaulted ceilings. There is little of historic decorative value; the series of spaces are utilitarian in TS appearance, some occupied with plant and others with large pipes, ducts and service points.

TS

SEENT

01 Plant and pipes filling a basement room 02 Wine cellar 03 Room with brick vaulted ceiling and herringbone floor

19 2 SITE DESCRIPTION

GROUND FLOOR

ITCEN 2

2 TROO 2 T T T ONE ONE ONE EDROO EDROO 2 EDROO ITCEN T ITCEN T ONE ITCEN ONE IRR 2 2 2 2 2 2 ITCEN 2 ITCEN 2 2 22

2 ITCEN

T ONE 2 ITCEN DININ ROO

20 SITE DESCRIPTION 2

Hallway and Stairwell Hall (G1 and G2) The Hallway is the reception point from the north-eastern entrance; it features a bulky Jacobean pastiche, mid-nineteenth century, plaster screen, as well as an ornamental plaster ceiling.

ITCEN 2

2 TROO 2 T T T ONE ONE ONE EDROO EDROO 2 EDROO ITCEN T ITCEN T ONE ITCEN ONE IRR 2 2 2 2 2 2 ITCEN 2 ITCEN 2 2 22

2 ITCEN

T ONE 2 ITCEN DININ ROO

04 The hallway showing the screen and ceiling 05 The stairwell hall with embellished banister and carved screen

21 2 SITE DESCRIPTION

Library (G3) The Library is a large rectangular-shaped room; it has two recessed sash windows and wooden floorboards, skirting with moulding, painted walls, a decorative cornice and an embellished ceiling border. There are two light fittings in the ceiling.

ITCEN 2

2 TROO 2 T T T ONE ONE ONE EDROO EDROO 2 EDROO ITCEN T ITCEN T ONE ITCEN ONE IRR 2 2 2 2 2 2 ITCEN 2 ITCEN 2 2 22

2 ITCEN

T ONE 06 The 2Library showing one window and the decorative ceiling border ITCEN DININ ROO

07 The north-east wall has a historic fireplace with detailing and two tiled alcoves

22 SITE DESCRIPTION 2

Dining Room (G5) The Dining Room is a spacious rectangular room with four recessed windows; there is painted wooden panelling to dado height and thin moulded frames in the upper wall level. There is an historic fireplace and a decorative cornice.

ITCEN 2

2 TROO 2 T T T ONE ONE ONE EDROO EDROO 2 EDROO ITCEN T ITCEN T ONE ITCEN ONE IRR 2 2 2 2 2 2 ITCEN 2 ITCEN 2 2 22

2 ITCEN

T ONE 08 View2 of the Dining Room ITCEN DININ ROO

09 View of the Dining Room

23 2 SITE DESCRIPTION

Ground Floor 1671 Section Kitchen (G6) The Kitchen is a medium-sized space with two recessed windows. Besides simple window and door architraves, the room has little historic architectural decoration and is, instead, utilitarian in character. The walls are largely encased in modern tiling and have various ventilation fittings as well as visible ducts and pipework.

ITCEN 2

2 TROO 2 T T T ONE ONE ONE EDROO EDROO 2 EDROO ITCEN T ITCEN T ONE ITCEN ONE IRR 2 2 2 2 2 2 ITCEN 2 ITCEN 2 2 22 11 View of the Kitchen 2 ITCEN

T ONE 2 ITCEN DININ ROO

10 View of the Kitchen

24 SITE DESCRIPTION 2

The Service Wing Ground Floor (G17-G51) The service wing ground floor rooms are grouped together owing to their shared characteristics; further detail is provided in the gazetteer. The service wing rooms are heavily modified spaces with substantial partitioning to accommodate small kitchens and bathrooms. Many fixtures and fittings remain, although in a state of disrepair. The rooms are in a derelict state, with peeling paint and wallpaper, damaged plasterwork and, in places, collapsed ceilings.

ITCEN 2

2 TROO 2 T T T ONE ONE ONE EDROO EDROO 2 EDROO ITCEN T ITCEN T ONE ITCEN ONE IRR 2 2 2 2 2 2 ITCEN 2 ITCEN 2 2 22

2 ITCEN

T ONE 2 ITCEN DININ ROO

25 2 SITE DESCRIPTION

12 The lounge in Flat 12 showing the damaged ceiling with exposed wooden beams 13 The kitchen in Flat 12 14 The lounge and kitchen in Flat 15 showing the props supporting the ceiling

17 The kitchen in Flat 18

15 The toilet in Flat 16 16 The lounge in Flat 17

26 SITE DESCRIPTION 2

FIRST FLOOR

2 22 2 2 2 2 T T T T ONE ONE ONE ITCEN 2 ONE EDROO EDROO T EDROO ITCEN EDROO ITCEN STTE NTEROO ONE EDROO EDROO ITCEN T 2 2 ONE 2 T 2 EDROO T ITCEN 2 2 ITCEN 2 2 ITCEN

ITCEN STTE DRIN ROO T ONE EDROO

T ONE EDROO

27 2 SITE DESCRIPTION

Anteroom and State Bedroom (1.2 & 1.3) The Ante-Room leads from the main staircase into the State Bedroom. The Ante-Room is a small reception room with one window opposite a marble fireplace with a painted wooden mantelpiece; the walls are damask except wooden panelling to dado height. The State Bedroom is a lavishly decorated room with wooden painted and gilt panelling to dado level, damask wall cladding and an ornate frieze and cornice. The Jacobean style in the latter two echoes that of the ceiling decoration, heavily moulded in plaster with strapwork and hanging pendants. There are two recessed sash windows and an historic marble fireplace.

2 22 2 2 2 2 T T T T ONE ONE ONE 19 The State Bedroom ITCEN 2 ONE EDROO EDROO T EDROO ITCEN EDROO ITCEN STTE NTEROO ONE EDROO EDROO ITCEN T 2 2 ONE 2 T 2 EDROO T ITCEN 2 2 ITCEN 2 2

ITCEN

ITCEN STTE DRIN ROO T ONE EDROO

T ONE EDROO

18 The Anteroom 20 Plaster ceiling in the State Bedroom

28 SITE DESCRIPTION 2

State Drawing Room (1.4) The State Drawing Room is the largest and most richly fitted and furnished room at Boston Manor House. Rich damask lines the walls, busy strapwork and heraldic symbols encrust the ceiling and the floor is laid with large polished wooden floorboards. The ceiling and the chimneypiece are in the Jacobean style, with the former branded with the initials M.R. and the date 1623. The chimney piece is mainly made from stone with an enriched moulded mantel shelf surrounded by an elaborate panel in plaster. There are six recessed sash windows with window seats.

2 22 2 2 2 2 T T T T ONE ONE ONE ITCEN 21 View of the State Drawing Room2 ONE 22 View of the EDROOState Drawing RoomEDROO T EDROO ITCEN EDROO ITCEN STTE NTEROO ONE EDROO EDROO ITCEN T 2 2 ONE 2 T 2 EDROO T ITCEN 2 2 ITCEN 2 2

ITCEN

ITCEN STTE DRIN ROO T ONE EDROO

T ONE EDROO

23 Detail of ceiling in the State Drawing Room 24 Detail of ceiling in the State Drawing Room

29 2 SITE DESCRIPTION

25 Fireplace in the State Drawing Room

30 SITE DESCRIPTION 2

First Floor 1671 Section Flat 6: Kitchen and Lounge/ Bedroom (1.6 &1.7) The kitchen is divided from the rest of flat 6 through partition walls; this is a small room with wood panelling, a large built-in cupboard and one window. The lounge/ bedroom has wooden panelling to dado height, wooden doors and a wooden cornice. There is one sash window, an historic marble fireplace with a wooden surround and mantel and a wooden panel above.

2 22 2 2 2 2 T T T T ONE ONE ONE ITCEN 229 Panelling in the lounge/bedroomONE EDROO EDROO T EDROO ITCEN EDROO ITCEN STTE NTEROO ONE EDROO EDROO ITCEN T 2 2 ONE 2 T 2 EDROO T ITCEN 2 2 ITCEN 2 2

ITCEN

ITCEN STTE DRIN ROO T ONE EDROO

T ONE EDROO

30 Fireplace in the lounge/ bedroom 31 The kitchen

31 2 SITE DESCRIPTION

Flat 5: Lounge/ Bedroom and Kitchen (1.13 & 1.14) The lounge/ bedroom area has a fireplace of note, in marble with a wooden surround and mantel; there is also wooden panelling to dado level and a moulded cornice. The wallpaper and the wall fabric is in disrepair and there is one sash window.

The kitchen, partitioned within the larger space of the lounge/ bedroom, comprises one window, wallpapered walls and a bulky cornice

2 22 2 2 2 2 T T T T ONE ONE ONE 27 The kitchen/lounge with fireplace ITCEN 2 ONE EDROO EDROO T EDROO ITCEN EDROO ITCEN STTE NTEROO ONE EDROO EDROO ITCEN T 2 2 ONE 2 T 2 EDROO T ITCEN 2 2 ITCEN 2 2 26 The kitchen/lounge showing partition to kitchen

ITCEN

ITCEN STTE DRIN ROO T ONE EDROO

T ONE EDROO

28 The kitchen

32 SITE DESCRIPTION 2

The Service Wing First Floor (1.8-1.47) The service wing first floor rooms are grouped together owing to their shared characteristics; further detail is provided in the gazetteer. Like the service wing ground floor rooms, those at first floor level have been subdivided and partitioned to accommodate narrow kitchens and bathrooms; several windows have been clumsily truncated by partitions. The rooms are in disrepair but have not deteriorated to the extent of the service wing ground floor rooms. The bedrooms and lounges feature large built-in cupboards and shelves; most kitchen and bathroom facilities remain.

2 22 2 2 2 2 T T T T ONE ONE ONE ITCEN 2 ONE EDROO EDROO T EDROO ITCEN EDROO ITCEN STTE NTEROO ONE EDROO EDROO ITCEN T 2 2 ONE 2 T 2 EDROO T ITCEN 2 2 ITCEN 2 2

ITCEN

ITCEN STTE DRIN ROO T ONE EDROO

T ONE EDROO

33 2 SITE DESCRIPTION

34 Narrow corridor between flats 35 The kitchen in Flat 9 showing a 36 The lounge/ bedroom in Flat 10 37 The bathroom in Flat 10 partition wall interrupting the window showing storage cupboard

38 The lounge/ bedroom in Flat 11 showing 39 The lounge in Flat 19 the built-in cupboards and shelving in the corner 34 SITE DESCRIPTION 2

Service Wing Stairwells/Landings (1.12 and 1.16) These spaces are small stairwells and landings with little historic decorative detail.

2 22 2 2 2 2 T T T T ONE ONE ONE ITCEN 2 ONE 33EDROO Stairwell/ landingEDROO with painted walls and carpeted floors (1.12) T EDROO ITCEN EDROO ITCEN STTE NTEROO ONE EDROO EDROO ITCEN T 2 2 ONE 2 T 2 EDROO T ITCEN 2 2 ITCEN 2 2

ITCEN 32 Stairwell/ landing with painted walls, wooden ITCEN STTE DRIN ROO dado rail and carpeted floors (1.14) T ONE EDROO

T ONE EDROO

35 2 SITE DESCRIPTION

SECOND FLOOR Stairwell (2.1) The narrow stairwell has exposed wooden stairs; the walls are lined with old wallpaper, showing picturesque classical ruins, partly encased behind Perspex screens. This type of wallpaper, referred

ITCEN to as Classical Ruins or Architectural Pastiche, was inspired by the 2 T 2 ONE T ROO cult of the Grand Tour. During the 1750s it was customary for T EDROO ONE EDROO ITCEN 2 2 22 aristocratic young men to embark upon trips to Greece and Rome 2 to visit classical remains.01 Classical fragments were also popularised 2 at this time by artists such as Giovanni Paolo Panini. The Boston 2 22 2 Manor wallpaper was probably hung in 1757 for James Clitherow 02 222 III’s marriage to Ann Kemeys that year. 2 2

T ONE EDROO 2 2 T TROO ONE 2 EDROO 2 2 ITCEN 22 ITCEN 2 2 2 2

ITCEN

2 T 2 ONE T ROO T EDROO ONE EDROO ITCEN 2 2 22 2 40 Staircase

2

2 22 2

222 2 2

T ONE EDROO 2 2 T TROO ONE EDROO 2 2 ITCEN ITCEN 22 2 2

2 41 Wallpaper in disrepair

01 Treve Rosoman, The Boston Manor Classical Ruin Wallpaper, p. 3 02 Rosoman, p. 2

36 SITE DESCRIPTION 2

Flat 0: Lounge (2.3) This spacious room is wallpapered with a wide painted skirting board and a moulded panel above the fireplace. The stone fireplace has simple but fine detailing and there are two sash windows, between which the corner brickwork is exposed.

42 The fireplace in the lounge

ITCEN

2 T 2 ONE T ROO T EDROO ONE EDROO ITCEN 2 2 22 2

2

2 22 2

222 2 2

T ONE EDROO 2 2 T TROO ONE EDROO 2 2 ITCEN ITCEN 22 2 2

2 43 Exposed brick walls in the lounge

37 2 SITE DESCRIPTION

Flat 0: Bedroom (2.4 rear) The Bedroom has one sash window with a radiator below and visible pipework. The window interrupts the ceiling, which begins to curve slightly towards the window end (south-west).

44 The bedroom

ITCEN

2 T 2 ONE T ROO T EDROO ONE EDROO ITCEN 2 2 22 2

2

2 22 2

222 2 2

T ONE EDROO 2 2 T TROO ONE EDROO 2 2 ITCEN ITCEN 22 2 2

2 45 The bedroom

38 SITE DESCRIPTION 2

Flat 4: Lounge/Bedroom (2.4 front) This corner room has four sash windows, the painted mullions and casings are in disrepair, as is the wallpaper. There is a hatch in the floor, towards the south-east wall of the room. The ceiling slants at north-east and south-west. There is a radiator and exposed pipework by the skirting board.

ITCEN

2 T 2 ONE T ROO T EDROO ONE EDROO ITCEN 46 The lounge/bedroom 47 Window in disrepair 2 2 22 2

2

2 22 2

222 2 2

T ONE EDROO 2 2 T TROO ONE EDROO 2 2 ITCEN ITCEN 22 2 2

2

48 Hatch in floor

39 2 SITE DESCRIPTION

Kitchen (2.5 and 2.6) The kitchen (2.5) is a long narrow room. The ceiling curves at the north-east end and the sash window interrupts it. There is no historic decorative fabric. The walls are partly tiled near the kitchen facilities. The small bathroom (2.6) has partly tiled walls, exposed wooden floorboards and a bath.

ITCEN

2 T 2 ONE T ROO T EDROO ONE EDROO ITCEN 49 The2 kitchen 2 22 2

2

2 22 2

222 2 2

T ONE EDROO 2 2 T TROO ONE 2 EDROO 2 2 ITCEN ITCEN 22 2 2 2

2

50 The kitchen 51 The bathroom

40 SITE DESCRIPTION 2

Bathroom (2.8) The bathroom has four basins with accompanying exposed pipework, tiled and painted walls and rails hanging from the ceiling. There is a small partition room with frosted glass within the main bathroom containing a toilet.

ITCEN

2 T 2 ONE T ROO T EDROO ONE EDROO ITCEN 2 2 22 2

2 52 The bathroom with toilet cubicle

2 22 2

222 2 2

T ONE EDROO 2 2 T TROO ONE 2 EDROO 2 2 ITCEN ITCEN 22 2 2 2

2

53 The bathroom

41 2 SITE DESCRIPTION

Flat 3: Lounge/ Bedroom (2.12) This room has a large wooden fireplace mantel and panelling above and one window. The wallpaper is in bad condition and the floor is uncarpeted. There is a timber beam crossing the room in the ceiling. A narrow space with a protruding partition wall leads to a kitchen, which has one sash window and modern kitchen fittings.

ITCEN

2 T 2 ONE T ROO T EDROO ONE EDROO ITCEN 54 The fireplace mantel in the lounge/bedroom 55 The lounge/ bedroom and partition wall 2 2 22 2

2

2 22 2

222 2 2

T ONE EDROO 2 2 T TROO ONE 2 EDROO 2 2 ITCEN ITCEN 22 2 2 2

2

56 The kitchen

42 SITE DESCRIPTION 2

Flat 2: Lounge/ Bedroom and Kitchen (2.18 & 2.19) This flat has no particular historic decorative features. There are two casement windows, a simple painted fireplace surround, a wide skirting board and wallpapered walls. There is a cupboard/ storage room on the north-western wall. A passageway space with a protruding partition wall leads to a kitchen.

57 The kitchen with sash window and kitchen facilities

ITCEN

2 T 2 ONE T ROO T EDROO ONE EDROO ITCEN 2 2 22 2 58 The kitchen

2

2 22 2

222 2 2

T ONE EDROO 2 2 T TROO ONE 2 EDROO 2 2 ITCEN ITCEN 22 2 2 2

2 59 The fireplace and cupboard in the lounge/bedroom

60 The lounge/bedroom with partition wall

43 2 SITE DESCRIPTION

Kitchen Room 1 (2.21) There is a sash window and radiator below on the south-western side, otherwise the kitchen has no historic decorative detail. The floors are linoleum, the walls are painted and tiled near the kitchen facilities

61 The kitchen with sash window and kitchen facilities

ITCEN

2 T 2 ONE T ROO T EDROO ONE EDROO ITCEN 2 2 22 2

2

2 22 2

222 2 2

T ONE EDROO 2 2 T TROO ONE 2 EDROO 2 2 ITCEN ITCEN 22 2 2 2

2 62 The kitchen with blocked door on left

44 SITE DESCRIPTION 2

ATTIC

45 2 SITE DESCRIPTION

Attic Landing (3.1) This attic space is characterised by low ceilings, bare wooden floorboards and a wooden staircase and balustrade.

65 View of attic room

63 The attic landing

64 The attic landing

66 View of attic room with water tanks

46 HISTORIC DEVELOPMENT 3

The following section describes the history and evolution of the During the 16th century, successive Acts of Parliament gradually The 19th century saw the decline of parish vestries. The Poor Law Boston Manor Estate as required by paragraph 128 of the NPPF. transferred local administrative authority away from the manorial Amendment Act, which transferred power away from the vestry It has been informed by analysis of primary and secondary archival courts to parishes, encouraging them to form vestries which to elected boards of guardians, the Vestries Act of 1850 and in material and a physical inspection of the historic building fabric. functioned as committees overseeing the ecclesiastical and secular London, the Metropolis Management Act of 1855, prevented government of the parish. Old Brentford was governed by the church meetings and established fully accountable elected Vestry of St. Mary’s Ealing, New Brentford formed part of the manor committees and boards such as the Metropolitan Water Board and 3.1 HISTORIC DEVELOPMENT OF BRENTFORD of Boston before 1189 and was subject to the manorial court. From the Local Board of Health. In 1874, Brentford Local Government 1616 New Brentford was also governed from Hanwell by the Vestry District was formed by uniting Old Brentford and New Brentford. 3.1.1 ADMINISTRATIVE HISTORY of the Chapel of St. Lawrence before being completely detached The Local Government Act of 1894 replaced the Brentford Local Prior to the Norman Conquest, Brentford consisted of three from Hanwell in 1749 when New Brentford became a parish in its Board with Brentford Urban District Council and in 1927 Brentford separate districts known as Old Brentford, New Brentford and own right. Any potential dispute between manorial and parish rule was united with Chiswick Urban District to form the Brentford and . Old Brentford lay in the Hundred of Ossulstone, was overcome by appointing the lord of the manor as Chairman of Chiswick Urban District Council which gained further status in New Brentford in the Hundred of Elthorne and Brentford End in the the Vestry.02 1932 when it became a Municipal Borough. In 1965 the former Hundred of . Following the Norman Conquest of 1066, borough was abolished and the area absorbed into Greater local administrative and judicial functions were split between the London, with that of other districts, to form the London Borough manor and the parish. Old Brentford lay in the Bishop of London’s of Hounslow.03 Manor of Fulham, in the Parish of Ealing; New Brentford lay in the Abbot of Westminster’s Hanwell Manor in the Parish of Hanwell; and Brentford End lay in the Manor and Parish of Isleworth.01

01 Gillian Clegg, Brentford Past (London, Historical Publications, 2002), p. 36 02 Ibid., p. 37 03 Ibid., p. 38

47 3 HISTORIC DEVELOPMENT

3.2 HISTORIC DEVELOPMENT OF THE English Civil War. In 1658 Mary Reade left Boston Manor to her BOSTON MANOR ESTATE relative, John Goldsmith, whose trustee sold the estate in 1670 to N James Clitherow from the family of wealthy City merchants. Boston Manor House sat at the centre of a large manorial estate containing stables, barns, kitchen gardens, pleasure grounds and In 1670, the estate was sold for £5, 135 17s 4d to the City open parkland. The house and what remains of the estate lands merchant James Clitherow when it was described as being of 230 must be understood together. acres.07

The ancient manor of Boston (formerly known as Borderston, It was again described in a survey of 1712 as 230 acres. The John Borstone and Burston) was coterminous with the township of Rocque map of 1746 shows the estate on the west side of Boston New Brentford, set up some time before 1189.04 Lane (the present day Brentford Road) with the main house and outbuildings forming the nucleus of the estate. Formal gardens and By 1294, Boston Manor was held by the Prioress of St. Helen a possible tree-lined vista are shown on the map extending down Bishopsgate as a tenant of the liberty of Westminster, a division or to the River Brent. This map shows Boston House set in a pastoral unit originating in the Middle Ages where regalian right was landscape alongside other manorial houses such as ‘Sion Hill revoked and land held under control of Westminster Abbey. The House’ (Syon) and Park. Prioress was given the right to establish a market and fair in 1307.05 The manor was retained by the priory until the Dissolution of the Monasteries in 1538 when it reverted to the Crown and became part of the new honour of Hampton Court.06

In 1547 Edward VI granted this and other lands, including Syon to Edward Seymour, Duke of Somerset before reverting to the crown once again in 1552. In 1572 Queen Elizabeth I granted it to Robert Dudley, Earl of Leicester who immediately conveyed it to Sir Thomas Gresham, founder of the Royal Exchange and owner of . Upon Gresham’s death in 1579, the estate passed to his widow Anne and then Sir William Reade, Anne’s son by a John Rocque, 1746 (Harry Margary Map Collection) former husband and Thomas Greshham’s stepson. William settled the estate on his bride Mary Reade (née Goldsmith) in 1606 who later married Sir Edward Spencer of Althorp, a Royalist in the

04 A History of the County of Middlesex: Volume 7, Acton, Chiswick, Ealing and Brentford, West Twyford, Willesden (British History Online) 05 W. J. Hardy (ed.), The Home Counties Magazine, vol. V, 1903, p. 30. 06 Clegg, p. 25. 07 Clegg, p. 27.

48 HISTORIC DEVELOPMENT 3

The former manorial lands of Boston Manor originally extended N from the River Thames to the south to the present Piccadilly Line in the north, the old Brentford Road to the east and the River Brent to the west. The Clitherows also owned other smaller pieces of land to the east in Ealing. The map opposite shows the extent of the estate in 1800 based on the 1867 Ordnance Survey map. The breakup of the estate was a gradual process, which escalated in the mid-19th century. Boston Manor descended through the Clitherow family until 1923, when the trustees of Colonel E. J. Stracey- Clitherow, sold off parts of the estate for redevelopment.

Boston Manor House

Extent of the manorial estate Map showing the extent of the manorial estate in 1800 based on an 1867 OS map

49 3 HISTORIC DEVELOPMENT

A survey carried out in 1770, under James Clitherow III, and an N accompanying plan offers a fascinating insight into the 18th century layout of the estate. The house (no.34 on the plan) is shown with its long north range forming the west side of a courtyard with the stable block to the north. The main carriageway from Boston Lane is on the axis of the north range adjacent to the stable block. To the south-west of the house, the Pleasure Gardens (no. 35) are shown as open lawns extending down to a dense woodland area with informal pathways and a wide tree-lined vista on the principal axis of the house. A summer house (no.36) and cascade (no. 37) are described at the river’s edge. To the south a vast lawn is shown (no. 39) with a kitchen garden on its eastern edge, fronting Boston Lane. To the north of the house, a lake is shown (constructed in the mid-late 18th century) a formal tree-lined walk and the Great Meadow (no. 32). Boston Farm is shown on the north side of Boston Lane (no.12) supported by barns, orchards (no. 13), pightle (no. 14)08 and fields (no. 15). The survey shows the importance of catering towards pleasure and recreation whilst also providing a record of the day to day operation of the estate, with areas for stabling, farming, outbuildings and kitchen gardens catering towards the functional needs and support of a large estate.

Survey of Boston Manor, 1770 (London Metropolitan Archives)

08 A pightle being a small field or enclosure

50 HISTORIC DEVELOPMENT 3

A further window into the composition and character of the estate is provided by an oil painting by Arthur Devis dated 1759, which depicts the house, woodland, river and cascade from the south- west. This kind of painting feeds into the fashionable mid- eighteenth century custom of commissioning paintings to celebrate and commemorate estate ownership, like that by Thomas Gainsborough of Mr and Mrs Andrews, c.1750. In Devis’ painting, Mr and Mrs James Clitherow are shown in the fields on the west side of the River Brent with the south front of the house visible, terminating the long tree-lined vista. Clearly the artist and sitters have selected a view that best flaunts the principal view of the estate framing the manor house. It is unclear who was responsible for the landscaping at Boston Manor. Lancelot ‘Capability’ Brown was remodelling the Duke of Northumberland’s estate at Syon immediately to the South West of Boston House between the years 1754 and 1773 and Osterley Park to the west was re- landscaped in 1760.09

Arthur Devis, James Clitherow III and his Wife Anne in the Grounds of Boston House, 1759 (Country Life, March, 1965)

09 Osterley Park Conservation Area Appraisal,p. 1. The eighteenth-century re-landscaping at Osterley has been attributed to Mrs Robert Child and her steward Mr Bunce.

51 3 HISTORIC DEVELOPMENT

An estate plan of 1790 is the earliest known plan of the internal N layout of the main house, service wing and stable block. It shows the tree-lined vista to the south-west separated from the formal grounds to the rear of the house by piers and gateway. The 1790 plan, whether proposed or existing, shows a house and estate very different from today. There is a formal garden with ordered tree planting to the south-east of the house. Another formal garden appears to the north-east of the house with an entrance pathway on the central axis. Several outbuildings lie to the west of the house.

Main House Service Wing

Estate plan, 1790 (London Metropolitan Archives)

52 HISTORIC DEVELOPMENT 3

The connects Braunston in Northamptonshire with the River Thames at Brentford, in the then County of Middlesex. The section between Brentford and Uxbridge was opened in 1794 and passed through land owned by James Clitherow at Boston Manor.10 It was built following an Act of Parliament in 1793 to shorten the journey time between the Midlands and London, by-passing the upper stretches of the Thames near Oxford.

The plan dated 1800 shows all the land in the Manor of Brentford owned by James Clitherow. The main house (A) is shown coloured red to denote a dwelling and shown distinguished from the north range and stables which are described as outbuildings. The formal gardens have been replaced by landscaped gardens containing informal paths with a pavilion or garden room at the centre. Access to the house remains adjacent to the stables. Detail of the 1800 showing Boston House (A), the north service wing and The Butts and The Hams (New Brentford) lie at the South East detached range of stables corner of the estate, separated by pasture and meadows. The London to Windsor road divided the Butts (B) from the Hams (C), N along which the concentration of houses lies. Most houses have some form of outbuildings, garden or yard.

Plan of the Manor of Brentford in the County of Middlesex, 1800 (London Metropolitan Archives)

10 Brentford Past p. 120

53 3 HISTORIC DEVELOPMENT

The 1811 plan shows the northern pond filled in and describes the layout of the front garden with a perimeter pathway or N carriageway. A hedgerow visually separates the house from the goings on around the stable yard. To the north, the Meadow is shown and to the south, The Lawn has been renamed The Park. The woods to the south of the house feature woodland tracks and rides. The arrival of the Grand Junction Canal in 1794 resulted in the canal and River Brent sharing a common course.

Map of the Boston Estate, 1811 (London Metropolitan Archives)

54 HISTORIC DEVELOPMENT 3

The 1838 tithe map shows the house and plantation (no. 507 on the tithe map) supported by the outbuildings and stables arranged around a yard (no.508). The tree plantation around the largest lake has increased. The front lawns have been remodelled to include a curving path leading to the principal north-east elevation of the house. The clump of trees screening off the service wing, stables and other ancillary buildings has thickened. To the south-west of the house, the pleasure grounds and woods are shown leading down to the river’s edge. Two of the smaller pools between the house and the larger pond no longer exist. A continuous path leads from the house, through the pleasure gardens and woods, along the riverfront and north to the kitchen gardens before returning back to the house. Further south, meadows separate the Detail of the Corrected Survey of the house and grounds from the closest houses in The Butts in New Brentford. Township of New Brentford in the County of Middlesex, 1838 (London Metropolitan Archives)

N

Corrected Survey of the Township of New Brentford in the County of Middlesex, 1838 (London Metropolitan Archives)

55 3 HISTORIC DEVELOPMENT

The arrival of the railway in Brentford in the mid-nineteenth N century saw the gradual decline of the canal. The 1865 OS map shows the Brentford Branch of the Great Western Railway positioned to the west of the house and the Grand Junction Canal. New Brentford is beginning to creep towards Boston House.

The map also shows a roadway on the north-east side of Boston Lane, labelled ‘The Ride’. It is thought the road was the private drive of the Clitherow’s, providing a more direct route to London. The House on the south side of the Ride, ‘Boston Lodge’, was owned by Colonel Clitherow. The Ride is roughly aligned on the axis of the revised carriage layout. Possibly to provide a more axial long view and approach to the house.

The estate was reduced in size throughout the nineteenth century. However, in the nineteenth century the house was still surrounded by farmland, park and garden. An article in The Garden magazine in 1888 described the grounds, laid out formally, as ‘one of our best OS map, 1865 (National Library of Scotland) examples of our English landscape gardening seen anywhere about N London’.

Detail of 1865 OS map

56 HISTORIC DEVELOPMENT 3

By 1894 the belt of trees screening the house from the northern wing and stables, which had been receding in the 1865 map, had disappeared. Of further note is the northward creep of Brentford, especially along the Half Acre and the north side of Boston Lane. The housing reaches as close as one field away from Boston House, and its spread is shown further by the 1910 OS map.

N N

OS map, 1910 (National Library of Scotland) OS map, 1894 (National Library of Scotland)

57 3 HISTORIC DEVELOPMENT

A sale catalogue of 1918 lists a walled kitchen garden, glasshouses, N a temperature house and a vinery with hot water pipes, an herbaceous walk over 200 yards long, a range of stabling with three loose boxes, an entrance lodge, a range of cow stalls and the pleasure ground.

In 1924 Brentford Urban District Council purchased Boston Manor House and 20 acres of farmland.11 Since then the grounds have been used as a public park with sports and leisure facilities. An elevated section of the M4 motorway, built in 1964-1965, slices across the grounds which back onto the River Brent and the Grand Union Canal.

11 Boston Manor Park Conservation Management Plan, Peter McGowan Plan of Boston House near Brentford, Middlesex, for Sale by Private Treaty by Messrs. Knight, Frank Associates, 2011, p.6 & Rutley, 1922

58 HISTORIC DEVELOPMENT 3

The early twentieth century showed significant change in and around Boston Manor Park. By 1935 the house and park had been N engulfed by housing. A 1935 OS map shows rows of attached terraced houses lining the east side of the Boston Manor Road between Boston Manor and Brentford. Sports grounds have arrived to the east of ‘The Ride’ and just outside the park perimeter on the southeast. The south end of the park has become a cricket ground.

Sports grounds had appeared in the area, both to the south-east of ‘The Ride’ and just outside the park perimeter on the south- east. The south end of the park had become a cricket ground.

An OS map of 1959 details the sporting activities facilitated at Boston Manor Park. A bowling green, tennis courts, pavilions and a playground are all labeled.

The park was further altered in 1962 when the M4 flyover was built, dissecting and truncating the surrounding landscape. The flyover severed the dialogue between Boston Manor and the southern reaches of the park.

OS map, 1935 (National Library of Scotland)

59 3 HISTORIC DEVELOPMENT

OS map, 1959 (National Library of Scotland)

60 HISTORIC DEVELOPMENT 3

3.3 HISTORIC DEVELOPMENT OF BOSTON The Entrance Hall occupies the central position in the building’s MANOR HOUSE plan. The front section of the Hall, the reception area for guests, leads into the Dining Room, on the left, and a Sitting Room (former 3.3.1 THE BUILDING OF BOSTON MANOR: LADY MARY Billiards Room), on the right.14 The Hall’s plaster ceiling, with its READE typical jewel ornament, floral sprays, winged cherub heads and The estate came to Sir William Reade in 1598; his widow, Mary fleurs-de-lys, may date to 1623.15 The Dining Room may have Reade, succeeded to the property after his death and rebuilt originally been part of the Hall; the wall between this room and the Boston Manor House from 1622 to 1623 around the time of her Entrance Hall is a thin partition and there may have once been only new marriage to Sir Edward Spencer of Althorp, Northamptonshire. a screen for division.16 The back part of the hall, divided from the The architect is unknown but the house remains a notable example front hall by a screen, leads to the garden and kitchen side. This of substantial brick houses built in London in the first half of the may have been used by the family as a parlour for informal dining seventeenth century.12 The gables and wide-jointed red brickwork and relaxing. The Library is to the left and the main staircase to the of English bond are of this date; the heavily modelled classical right.17 window surrounds and bold dentilled cornice of stone between the second and third floors, however, are probably late seventeenth-century additions.13 The main staircase leads up to the state rooms on the first floor. A door on the right leads to the State Bedroom and Ante-Chamber Lady Mary Reade at the rear of the second ‘pile’. The Bedroom may have originally Lady Mary Reade, formerly, Mary Goldsmith from Suffolk, functioned as a Withdrawing Room, used prior to dancing and married Sir William Reade, thirty years her senior after the entertainment in the Drawing Room. The expansive State Drawing death of his first wife in 1605. She inherited the property Room faces the public front and provides direct access to the State when he died in 1621 and built the core of Boston Manor. Bedroom. This high status room would have occupied the whole Shortly after the building work Lady Mary remarried, her width of the house when first constructed in 1623. second husband was Sir Edward Spencer of Althorp of Northamptonshire. In 1658 Lady Mary died at the age of 80.

The early plans of Boston (Manor) House show a compact double-pile plan. The following sections detail the room arrangement and room use on the ground and first floors.

14 The Home Counties Magazine, p. 32.

12 Bridget Cherry and Nikolaus Pevsner, The Buildings of England: London 3, North 15 Clare Gapper, Notes on Decorative Plasterwork at Boston Manor, p. 1 West (London, Penguin, 2001), p.387. 16 Country Life, p. 605 13 Ibid. 17 The Home Counties Magazine, pp. 32-38 Boston Manor – New Brentford, main block, ground and first floor c. 1622 (Boston Manor House)

61 3 HISTORIC DEVELOPMENT

The building phases of Boston Manor House are indicated by leaden rainwater cistern-heads; one on the main front of the building bears the date, 1622, as do those on the other two fronts. The garden front, however, has a cistern-head marked with the date, 1670, probably placed there by James Clitherow when he bought the estate from John Goldsmith.

The principal staircase, leads up to the first-floor state rooms; the elaborate balustrade has been compared to that at Hatfield, another Jacobean house, which suggests the staircase at Boston was Lady Mary’s original staircase.18 The internal jewels of the house are located in the State Drawing Room, the exceptional ceiling and chimney piece, the former is branded with Mary’s initials M.R. and the date, 1623. This ceiling is a significant example of the Jacobean enriched rib-style of plasterwork, resembling others of the same time at Blickling Hall in Norfolk. The chimney piece, also dating to 1623, is mainly made of stone, with an enriched moulded mantel shelf surmounted by an elaborate panel in plaster. The fireplace is indebted to a Dutch picture of Ceiling, State Drawing Room (Hardy) Chimney Piece, State Drawing Room (Hardy) an angel restraining Abraham as he attempts to sacrifice his son, Isaac, by Abraham de Bruyn.19

By 1635 Sir Edward Spencer, Lady Mary’s second husband, owned Boston Manor House, which remained with the Spencer family until one end was damaged by fire in 1670. The 1635 Moses Glover’s map of the Manor of Isleworth-Syon includes the first known drawing of the house; Sir Edward Spenser’s name is marked on the map by Boston Manor House.

During the Civil War, in November 1642, the Battle of Brentford broke out. Prince Rupert led a surprise dawn cavalry charge over Brentford Bridge, capturing the town. Charles I reputedly watched his troops from the grounds of Boston Manor during their first fight with the Parliamentarians; however, no contemporary sources exist to prove this story.20

Lady Mary Reade died in 1658 and a relation, John Goldsmith, inherited the property.

18 Hardy, p. 30 19 Boston Manor House Moses Glover, map of Isleworth, 1635, LDN 20 Hardy, p. 30

62 HISTORIC DEVELOPMENT 3

3.3.2 BOSTON MANOR HOUSE UNDER THE Boston Manor passed to Christopher Clitherow in 1682, who CLITHEROWS continued the family practice of lending holding money on deposit In 1670, upon the death of John Goldsmith, the house and 230 and property holding. In 1727 James II Clitherow inherited Boston acres were sold to James Clitherow for £5,336.17.4d.21 The Manor; a couple of years later he married Philippa Gale of Sussex. Clitherow family owned the house from 1670 to 1924, when they moved to their larger estate at Hotham in Yorkshire. In 1671 In 1752 Boston Manor passed to James Clitherow III who then Clitherow spent £1,439.12.9d on repairs, rebuilding the damaged inherited his mother’s estate in Sussex on his marriage to Ann part of the house (there had supposedly been a fire a few years Kemeys of Monmouthshire. The cedar trees were planted in 1754, before.22) and extending the house to the north with the addition visible in the portrait of James and Ann of 1759 along with the of the third gabled bay to create a balanced tripartite arrangement house in the background.24 to fit with the classical ideals of the fashionable style of architecture of Inigo Jones, John Webb and Roger Pratt. The bold cornice and window surrounds and architraves probably date to this time.23 The former is interrupted at the rear by a staircase window.

James Clitherow James Clitherow was the fourth son of Sir Christopher Clitherow, a former Member of Parliament and Lord Mayor of London in 1635. The family had been prominent City merchants since the sixteenth century, owning property in the parishes of St. Mary Woolchurch, St. Andrew Undershaft and in surrounding counties. James Clitherow became a Church Warder and Justice of the Peace shortly after his arrival in Brentford. James had three marriages; his son Christopher from his third wife was the heir to Boston Manor.

Sir Christopher Clitherow, father of James Clitherow Dame Mary Clitherow, mother of James Clitherow 21 Cherry and Pevsner, p. 388. (Boston Manor House) (Boston Manor House) 22 Country Life, Arthur Oswald, Boston Manor House, p. 604 23 Cherry and Pevsner, p. 388 24 Hardy, p. 30

63 3 HISTORIC DEVELOPMENT

Rocque’s map records a long range on the site of the present north range by the early 1740s. This probably comprised servants’ quarters, a bake house, a brew house and food stores.25

Over the following years this range was extended and adapted forming the present northern range. The 1790 LMA plan shows the ground-floor plan of Boston Manor House, including the lengthy service wing, which at this point was divided into roughly six sections with service and kitchen facilities. This plan shows the present northern range forming one aspect of a service courtyard to the house, with the stable range acting as the north range, a line of buildings fringing the road forming an eastern range and the house and gardens closing the courtyard.

In 1786, there were structural repairs and decoration works at Boston Manor House, 1796, watercoloured engraving (McNamara) Boston Manor including repairs and papering to the main stair.26 Detail of Estate plan, 1790 (London Metropolitan Archives)

A comparison of illustrations of the eastern elevation of the house made in the 1790s indicates changes executed during this period. The 1796 watercolour and the undated watercolour show only the main block of the house. The service wing is not apparent; this range was, at this point set one room-width back from the eastern front, so may not have been visible from this angle. The 1798 engraving shows a one storey extension on the right-hand side, not shown on the 1790 plan. This extension was built, therefore, at some point between the 1790 and the 1798 plans.

Boston Manor House, undated (Boston Manor House)

Boston Manor House, 1798 (Boston Manor House)

25 LDN architects, p. 29 26 Conservation Management Plan, LDN Architects, 2011

64 HISTORIC DEVELOPMENT 3

In 1805 James Clitherow III died and the property passed to James Clitherow IV who lived at Boston Manor with his wife, Jane, and elder sister, Mary. This Clitherow was Chairman of the Brentford Magistrates Court. He and his sister entertained King William IV and Queen Adelaide at dinner at Boston Manor in 1834.27

The Jacobean pastiche, stone porch was added to the main entrance of Boston Manor in the 1840s, as was the plaster screen between the hall and the stair inside the house. The screen borrows from the form and detailing of the fireplace in the main State Drawing Room.28 The service wing was further extended east after 1840, according to Pevsner.29

General John Clitherow inherited Boston Manor in 1847 and the house underwent repairs. John Christie, John Clitherow’s son, becomes owner of Boston Manor in 1852, in turn his son, Edward John Stracey Clitherow, inherits the house. This latter Clitherow shortly after inherits his aunt’s property Hotham Hall in East Yorkshire and from then divides his time between his properties in Yorkshire, Middlesex and Norfolk. When Edward dies in 1900, he leaves Boston Manor to his brother, Rev. William James Stracey Clitherow who was 80 years old at the time of his inheritance, and allowed one of his sons, Lieutenant Eustace William Stracey View of the south side of Boston Manor House with the stone entrance porch, 1918 (Boston Manor House) Clitherow, to live at Boston.

27 Janet, McNamara, Boston Manor Brentford: A History and Guide (London, Heritage Publications, 1998), p. 24 28 Country Life, p. 605 29 Cherry and Pevsner, p. 388

65 3 HISTORIC DEVELOPMENT

3.3.3 BOSTON MANOR HOUSE IN THE TWENTIETH CENTURY In 1912, Colonel John Bourchier Stracey Clitherow of Hotham Hall, takes ownership of Boston Manor; he commissions a survey of the house from an engineer of the Sanitary Protection Association, revealing the dilapidated state of the drainage system which the Colonel subsequently had repaired.

Boston Manor estate proved exceedingly expensive to run during the First World War, leading to the decision to sell the property in September 1918. The property did not reach the reserve price, the contents, therefore, had to be sold by auction in July 1922. Paintings by artists such as Rubens, van Dyck, Hogarth and Romney were among those sold amongst furniture and family heirlooms. The total for the sale was £12,568.00d.30

Brentford Urban District Council purchased the house and 20 State Drawing Room as furnished in 1918 (McNamara) acres of parkland from Colonel Stracey Clitherow in 1924 for £23,000. The land was sold for redevelopment to the Bostonian Land and Investment Company and houses were built in Boston Road and Swyncombe Avenue. Two acres of the former grounds were opened to the public as a park in September 1924.

From 1940 to 1961 the ground floor was occupied by a school for children living north of the Great West Road. A V1 flying bomb caused severe damage to houses in Boston Manor Road and Boston Manor itself in 1944. In 1947 the house joined the List of Scheduled Ancient Monuments and in 1951 received Grade 1 listing by English Heritage.

30 Boston Manor House Photograph of Boston Manor House and the pond, 1926 (London Metropolitan Archives)

66 HISTORIC DEVELOPMENT 3

In January 1960, Brentford and Chiswick Council agreed to a restoration scheme for the house costing £35,000.31 The school moved out in 1961; the house was suffering from dry rot, woodworm and the results of wartime damage during the Second World War. Donald Insall & Partners carried out the restoration in 1963 and added the doorway surround to the East elevation.

H.M. Queen Elizabeth, The Queen Mother admiring the restored fireplace in the State Drawing Room Restoration of the State Rooms, 1961 (Boston whilst opening the restored house (Boston Manor Manor House) House)

The State Rooms undergoing repairs, 1961 (Boston Manor House)

31 Boston Manor House

67 3 HISTORIC DEVELOPMENT

The restored house was opened in July 1963 by H.M. Elizabeth the The main block remains the same, but with dormitories for 30 Queen Mother. The National Institute of Housecraft Limited students on the second floor. The service wing is shown to leased the house to run courses for girls in house management. accommodate the students and staff through new toilet and Plans dating to March 1960 exist, which detail proposed adaptions kitchen facilities and some partition alteration; labelling indicates to Boston Manor in order to house the National Institute of planned studies and staff rooms on the ground and first floor. Housecraft.32

Proposed plans for The National Institute of Housekeepers Ltd, Ground floor, March 1960 (Building Control, Hounslow)

32 Boston Manor House, proposed adaptions for the National Institute of Houseworkers Limited, March 1960, Hounslow Civic Centre (10184)

68 HISTORIC DEVELOPMENT 3

Proposed plan, First Floor, March 1960

69 3 HISTORIC DEVELOPMENT

Proposed plan, Second Floor, March 1960

70 HISTORIC DEVELOPMENT 3

Proposed plan, Attic Floor, March 1960

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Proposed Sections, March 1960

72 HISTORIC DEVELOPMENT 3

From 1970 The Over Forty Association for Women Workers (later The Housing Association for Women) leased the building. This Association converted much of the house to flats, whilst the three main State rooms on the first floor were open to the public. Proposed plans dating between May 1972 and January 1975 outline substantial internal change to Boston Manor at this time.33 The wing, in particular, is shown further divided than the 1960 plans. Self-sufficient flats are shown to contain their own kitchen and bathroom facilities through removal and addition of partition walls.

GROUND FLOOR Proposed plans for The Over Forty Association for Women Workers, May 1972 (Building Control, Hounslow)

33 Adaption of Boston Manor to form twenty units of accommodation, 1972-1975 Hounslow Building Control Reference: (18543)

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MEZZANINE Proposed plans for The Over Forty Association for Women Workers, May 1972 (Building Control, Hounslow)

74 HISTORIC DEVELOPMENT 3

SECOND FLOOR Proposed plans for The Over Forty Association for Women Workers, May 1972 (Building Control, Hounslow)

ATTIC

75 3 HISTORIC DEVELOPMENT

Proposed plans for The Over Forty Association for Women Workers, May-November 1972 (Building Control, Hounslow)

76 HISTORIC DEVELOPMENT 3

Proposed plans for The Over Forty Association for Women Workers, May-November 1972 (Building Control, Hounslow)

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Proposed plans for The Over Forty Association for Women Workers, May-November 1972, January 1975 revised (Building Control, Hounslow)

78 HISTORIC DEVELOPMENT 3

Proposed plans for The Over Forty Association for Women Workers, May-November 1972, January 1975 revised (Building Control, Hounslow)

79 3 HISTORIC DEVELOPMENT

The stables were converted for accommodation in the 1990s. Plans were approved for seven flats in 1991.34

Boston Manor House closed in 1994 for repair and redecoration and re-opened in 1997.

The library was closed in 2002 following the discovery of a crack in the south corner of the 1623 house and scaffolding was erected. Temporary support was installed internally and externally. There had been progressive deterioration of the original construction which included built-in timbers which had rotted-out. The repairs involved reinforcing the surviving walls, rebuilding the brickwork at low level, filling the voids in the thickness of the wall with grout, and installing concrete elbow ties to bind the corner together. The State Rooms were reopened to the public in 2012.35

34 Conversion of Stable block to form 7 flats, April 1991, Hounslow Civic Centre Building Control reference: (0097) 35 Boston Manor House

80 HISTORIC DEVELOPMENT 3

3.4 CONTEXT: JACOBEAN ARCHITECTURE Jacobean refers to architecture and decoration of the reign of King James I and VI (1603-1625), but the style also continued through the reign of Charles I (1625-1649). The Jacobean style is recognised by its intermingling of the English Renaissance style with French, Italian and Flemish motifs; Flemish Mannerist devices were particularly prevalent. Typical characteristics include strapwork, superimposed orders, obelisks, heraldic and emblematic elements, Dutch and curved gables. These motifs were largely brought by the influx of immigrant craftsmen employed in England from the late sixteenth century.36 Many Flemish carvers became engaged on parts of houses such as fireplaces and entrances.

A varied pictorial arrangement of plan and Dutch detailing are common themes in Jacobean houses. Grand Jacobean houses include Audley End (1603-1616) with its recessional variety and contrasting massing, and Charlton Park in Wiltshire (1607) with its Hatfield House, Hertfordshire, south front, 1611 (Summerson) corner towers which rise into ogee-capped turrets. Hatfield House (1611), however, remains one of the most exemplar Jacobean country houses; it adopts the ‘H’ or ‘U’ plan, the south front has ogee-capped corner towers and between these is a loggia with a long gallery above, both for show and for entertainment.

36 John Summerson, Architecture in Britain, 1530-1830 (London, Penguin, 1970), p. 81

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Jacobean rooms were decorated according to their function, with the most significant spaces treated in the most lavish fashion as noted at Boston Manor. The Hall or Great Chamber and State Rooms often featured rich ornament in the form of decorated plaster ceilings and panelling with Flemish strapwork and scenes copied from engravings. South Wraxall Manor in Wiltshire features Jacobean additions and fittings, with the plaster ceiling and fireplace in the great chamber being particularly noteworthy in comparison to interiors at Boston Manor. The surfaces of the ceiling and fireplace in the State Drawing Room at Boston Manor House are equally encrusted with heraldic devices, coats of arms and Flemish motifs. Other elaborate Jacobean plaster ceilings include those at Gawthorpe Hall in Yorkshire and that in the parlour at Canons Ashby in Northamptonshire.

Plaster ceiling and stone fireplace in the Great Chamber, South Wraxall Manor, Plaster ceiling and wooden panelling, Gawthorpe Hall, Yorkshire (Cooper) Wiltshire (Cooper)

Plaster ceiling and ornamental fireplace in the Parlour, Canons Ashby, Northamptonshire (Cooper)

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3.5 HISTORIC DEVELOPMENT PLANS

The following historic development plans indicate the date of the wall fabric and interiors of each floor at Boston Manor House.

BASEMENT VLTS HISTORIC DEVELOPMENT PLAN N

1623 VLTS 1671 Additions prior to 1746 1790-1833 VLTS SEMENT 1840 20th century/modern

This plan is not to scale

GROUND FLOOR

HISTORIC DEVELOPMENT PLAN ITCHEN N 1623 THROOM 3 LT LT LT LONE LONE LONE EDROOM EDROOM 1671 EDROOM ITCHEN LT 3 ITCHEN LT LONE 3 ITCHEN LONE LIRR 3 3 3 3 Additions prior to 1746 3 3 3 3 3 ITCHEN 3 ITCHEN 1790-1833 33 3

1840 ITCHEN

LT 20th century/modern LONE ITCHEN DININ ROOM HLL This plan is not to scale

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FIRST FLOOR HISTORIC DEVELOPMENT PLAN N 1623 3 LT LT LT LT 3 LONE LONE LONE 1671 ITCHEN LONE EDROOM EDROOM LT EDROOM ITCHEN EDROOM ITCHEN STTE NTEROOM LONE 3 EDROOM EDROOM 3 ITCHEN LT LONE LT 3 Additions prior to 1746 EDROOM LT ITCHEN 3 3 3 3 3 3 3 3 ITCHEN 1790-1833 33 3 1840

20th century/modern

ITCHEN

This plan is not to scale ITCHEN STTE DRIN ROOM LT LONE EDROOM

LT LONE EDROOM

SECOND FLOOR ITCHEN LT LONE LT ROOM LT EDROOM LONE EDROOM ITCHEN HISTORIC DEVELOPMENT PLAN N 3

1623

1671

Additions prior to 1746 LT LONE EDROOM 3 LT 3 THROOM LONE EDROOM 1790-1833 ITCHEN ITCHEN 1840 20th century/modern

This plan is not to scale

84 ASSESSMENT OF SIGNIFICANCE 4

4.1 INTRODUCTION This assessment has been informed by English Heritage’s Conservation The Principles of Selection for Listing Buildings published by the Principles (April 2008), DCMS’s Principles of Selection for Listing Buildings Department of Culture Media and Sport (2010) provides the “People may value a place for many reasons beyond utility (March 2010) and Historic England’s Managing Significance in Decision- general principles that the Secretary of State applies when deciding or personal association: for its distinctive architecture or Taking in the Historic Environment (March 2015). whether a building is of special architectural or historic interest and landscape, the story it can tell about its past, its connection warrants inclusion on the list of buildings compiled under the The concept of ‘significance’ lies at the heart of English Heritage’s Planning (Listed Buildings and Conservation Areas) Act 1990. They with notable people or events, its landform, flora and Conservation Principles, it is a collective term for the sum of all the are supported by a suite of selection guides published by Historic fauna, because they find it beautiful or inspiring, or for its heritage values that society attaches to a place. Understanding who England for each building type. The statutory criteria for inclusion role as a focus of a community”01 values a place and why provides the basis for managing and on the principal list are: sustaining those values for future generations. Heritage values can This section assesses the significance of any heritage assets be arranged into the following four groups: Architectural Interest potentially affected by the proposals, including their settings, as To be of special architectural interest a building must be of importance in required by para. 128 of the NPPF. The conclusions will then allow • Evidential value: the potential of a place to yield evidence its architectural design, decoration or craftsmanship; special interest may the potential impacts of the proposals to be assessed. The NPPF about past human activity. also apply to nationally important examples of particular building types Glossary defines a heritage asset as: A building, monument, site, • Historic value: the ways in which past people, events and and techniques (e.g. buildings displaying technological innovation or place, area or landscape identified as having a degree of significance aspects of life can be connected through a place to the virtuosity) and significant plan forms; meriting consideration in planning decisions, because of its heritage present. It tends to be illustrative or associative. interest. Heritage assets include designated heritage assets and assets Historic Interest identified by the local planning authority (including local listing). • Aesthetic value: the ways in which people draw sensory and To be of special historic interest a building must illustrate important intellectual stimulation from a place aspects of the nation’s social, economic, cultural, or military history and/or • Communal value: derived from the meanings of a place for the have close historical associations with nationally important people. There people who relate to it, or for whom it figures in their should normally be some quality of interest in the physical fabric of the collective experience or memory building itself to justify the statutory protection afforded by listing.

01 English Heritage, Conservation Principles 2008

85 4 ASSESSMENT OF SIGNIFICANCE

The following approach to defining levels of significance is proposed and has been adapted from that devised by J. S. Kerr based on the Burra Charter, where the threshold for inclusion on the statutory list is ‘LOW’ and above.01

LEVELS OF SIGNIFICANCE Very High Significance A theme, feature, building or space which has a high cultural value and forms an essential part of understanding the historic value of the site, while greatly contributing towards its character and appearance. Large scale alteration, removal or demolition should be strongly resisted. High Significance A theme, feature, building or space which is has a high cultural value and forms an essential part of understanding the historic value of the site, while greatly contributing towards its character and appearance. Large scale alteration, removal or demolition should be strongly resisted. Medium Significance A theme, feature, building or space which has some cultural importance and helps define the character, history and appearance of the site. Efforts should be made to retain features of this level if possible, though a greater degree of flexibility in terms of alteration would be possible. Low Significance Themes, features, buildings or spaces which have minor cultural importance and which might contribute to the character or appearance of the site. A greater degree of alteration or removal would be possible than for items of high or medium significance, though a low value does not necessarily mean a feature is expendable. Neutral Themes, spaces, buildings or features which have little or no cultural value and neither contribute to nor detract from the character or appearance of the site. Considerable alteration or change is likely to be possible. Intrusive Themes, features or spaces which actually detract from the values of the site and its character and appearance. Efforts should be made to remove these features.

01 Kerr, J. S. Conservation Plan, 2013

86 ASSESSMENT OF SIGNIFICANCE 4

4.2 ASSESSMENT Documentary and Archive The service wing has been extensively remodelled internally, in particular during the 1960s and 1970s when it was converted to 4.2.1 EVIDENTIAL VALUE The main changes to the house and estate are well understood and documented. Other, more subtle alterations are less well flats. The wing has changed considerably, both in form and ‘The potential of a place to yield evidence about past human activity’ understood and recorded. The gradual dismantling of the manorial function, since it was completed in the early 18th century. It’s estate throughout the 19th and 20th centuries has led to the loss, original service role is unrecognisable in the current plan-form and Archaeology dispersal or destruction of many estate papers which may in the north elevation where doors and windows have been infilled Boston Manor House was built in the early 1620s at the otherwise explain many of these changes. and opened up. Many of these later alterations have eroded our administrative centre of a large manorial estate. The ancient manor understanding of the original layout, use and hierarchy of the of Boston was established some time before 1189, which begs the There is considerable scope to reveal more about the minor, but individual rooms within the wing. question, where was the earlier manor house situated? The existing cumulative changes to the building fabric, its plan-form and the day manor house may have been constructed on the foundations of an to day running of the estate through as-yet undiscovered The removal of modern fabric and various intrusive features within earlier structure or the earlier manor house may have been built in documentary sources. the main house and service wing will provide a unique opportunity another part of the estate. Its whereabouts is unknown. A search to survey, record and interrogate ‘lost’ historic fabric, features, of the abridged version of the Greater London Historic Building Fabric materials and construction techniques. It may also help to reveal the original, or historic, plan-form. Environment Record (GLHER) through Heritage Gateway, provides Boston Manor House was built on a square plan, two rooms deep. no further clues. The database reveals several 19th century It was a relatively simple brick structure, built possibly by a local The evidential value of Boston Manor House is considered high. boundary milestones dotted around the estate, and pits in the builder. In the 1670s an additional gabled bay was added to the front lawn of the main house containing brick tiles and roof tiles north of the house and in the late 17th century the classically dating to the period 1066-1539. inspired heavy window mouldings and cornices were added. In the early 18th century the north service wing was added. Considering the estate has been in continual occupation since the 12th century, and given the dearth of recorded archaeological finds, Many of the secondary spaces within the main house have since there is clearly much more to be understood about the wider been subdivided to provide kitchens, toilets and ancillary rooms. manorial estate and the form and whereabouts of the earlier Literary references to former uses and room names provide manor house(s). important clues as to the original layout of the house but centuries of change have muddied the water, resulting in an incomplete The archaeological potential is considered high. picture.

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4.2.2 HISTORIC VALUE The first stages of decline were set in motion in the 19th century Associations with notable people and events when manorial lands were dismantled and sold at auction. By the ‘The ways in which past people, events and aspects of life can be The house is associated with several notable people and events. early 20th century, the estate had shrunk considerably, and the connected through a place to the present. It tends to be illustrative or Lady Mary Reade built the core of the original house in the early house and remaining land sold to the council. associative’ 1620s and in 1635 it passed to her second husband Sir Edward Spencer, an English landowner, knight, nobleman and politician. Boston Manor House is of considerable local, regional and national Historic Value of Boston Manor House During the English Civil War, the Battle of Brentford broke out in historic importance. It one of a few surviving brick-built, double- November 1642. King Charles I is reputed to have watched his The ancient manor of Boston was established shortly before 1189 pile plan Jacobean manor houses in London. Despite later troops from the grounds of Boston Manor during their first fight and in the late 13th century it was held by the Prioress of St. Helen alterations, externally the house retains its distinctive early 17th with the Parliamentarians. In 1670 the Clitherow family purchased Bishopsgate. Following the Dissolution of the monasteries in 1538 it character and appearance. The interiors are recognised as being of the estate where it remained until the early 20th century when reverted to the Crown until 1547, when it was granted to Edward considerable historic significance including the original 17th century Colonel Stracy Clitherow sold the house and remaining lands to Seymour, Duke of Somerset. In the late 16th century it passed staircase, an exceptional decorative plaster moulded ceiling of 1623 Brentford Urban District Council. The Clitherow family became from Queen Elizabeth I to Robert Dudley, Earl of Leicester to Sir in the first-floor state room and very rare London-made 18th prominent in the 16th century acquiring property in the parishes of Thomas Gresham, founder of the Royal Exchange and then onto century wallpaper to the upper staircase. St Mary Woolchurch and St Andrew Undercroft as well lands in his wife’s son by another marriage Sir William Reade. Upon his adjoining counties. Sir Christopher Clitherow was Lord Mayor of death William settled the estate on his bride, Mary Reade. The multiple layers of change contribute greatly to the historic London in 1635 and his son, James Clitherow was an important value of Boston House charting the rise and fall of the various merchant and banker who invested in voyages to the East Indies Lady Mary Reade built Boston Manor House in the 1620s. It is one Lords of the Manor and the prosperity and decline of the estate. and elsewhere. of a small number of substantial brick-built houses built in the area notable for its early use of the double pile plan (two rooms deep). Associations with Brentford Boston Manor House has a particularly rich history. The house and This was a departure from earlier house designs, with rooms Boston Manor House sat at the administrative and geographic what remains of the estate are tangible reminders of a once arranged around single ranges (single pile) and allowed for a more centre of a large manorial complex which extended as far south as thriving, influential and ancient manorial estate. Subsequent compact and economical plan-form. Double pile houses were a the River Thames and as far north as the present-day Piccadilly alterations, associations with several notable people and events all Jacobean innovation, other notable examples include Inigo Jones’s Line. Its boundary was coterminous with that of New Brentford add to the richly layered history of Boston Manor House. Queen’s House Greenwich (1616-35) and Coleshill House in and much of present day Brentford was developed on Boston’s Berkshire (1658-62) by Roger Pratt. manorial lands. This is evidenced in the large concentration of listed It is for these reasons that the historic value of the house is buildings found along the High Street and The Butts. The history considered Very High. The house was extended by one gabled bay in the 1670s by James and development of Boston Manor House and estate is intimately Clitherow, from the family of wealthy City merchants. In the late tied up with that of Brentford. 17th century the heavily modelled classical window surrounds and cornicing was added, presumably in response to changing architectural trends. In the early 18th century a substantial north service wing was added, possibly reflecting an expanding, thriving estate and the fortunes of the Clitherow’s during the 18th century.

88 ASSESSMENT OF SIGNIFICANCE 4

4.2.3 AESTHETIC VALUE Many of the main house interiors are recognised as being of very 4.2.4 COMMUNAL VALUE high national importance. The first floor Drawing Room has a ‘The ways in which people draw sensory and intellectual stimulation ‘Derived from the meanings of a place for the people who relate to it, particularly fine plaster moulded ceiling dating to 1623, like that from a place’ or for whom it figures in their collective experience or memory’ found at Blickling Hall in Norfolk and the carved overmantel, also from 1623, depicting an angel restraining Abraham as he attempts Boston Manor House adopts a double-pile plan, six bays wide by From the 12th century, the manor house functioned as the to sacrifice his son Isaac. The State Bedroom has a similarly four bays deep. The elevations are characterised by gables which administrative and jurisdictional centre of a large manorial estate impressive ceiling and the original main staircase, with its elaborate cut a distinctive silhouette on the skyline and the heavily modelled which included large areas of present day Brentford. The lord of balustrading is similar to that found at Hatfield House. stark white window surrounds and cornicing which contrast with the manor was instrumental in the development and growth of the earthy tones of the external brick walls. The north east, south Brentford and its present urban form. The house had strong links The service wing possesses very little internal aesthetic value. east and south west elevations all retain their 17th century to the community. What interest it may have had, when it functioned as a service character and appearance despite the addition of the 19th century wing has been lost due to extensive internal alterations when it main entrance porch. The north-east elevation is particularly fine The gradual break up of the estate and the sale of lands throughout was converted to flats in the 1960s and 1970s. One or two and is the most illustrated and photographed of all the elevations. the 19th and 20th century has weakened this bond to the extent features of interest survive, most notably the two staircases and that few today are aware of the historic links between Boston the fireplace in FG15, but these are of minor overall aesthetic value. The 18th century service wing possesses considerably less external Manor House and the surrounding former estate lands. The removal of these intrusive elements will enhance the aesthetic aesthetic value. Its original service function is clearly expressed, and value. it possesses none of the architectural flourishes found on the main The communal value of the house has now shifted from one of house. Later alterations, in particular those carried out when the feudal obligation to being an important local historic landmark Many of the later alterations to the service wing and alterations and wing was converted to flats, when new openings were formed in which makes a significant contribution to the cherished, local scene. subdivisions to the secondary spaces within the main house have the north-east elevation have resulted in the rather ad hoc caused considerable harm to the aesthetic value of the house. appearance seen today. The park is an important local amenity and destination, and has been attracting visitors since it opening to the general public in the Aesthetic value of Boston Manor House - Very High. 1920s.

Aesthetic value of service wing - Medium. The communal value of Boston Manor House is considered High.

89 4 ASSESSMENT OF SIGNIFICANCE

4.3 SIGNIFICANCE PLANS

BASEMENT ATS SIGNIFICANCE PLAN N

Very High ATS High Medium Low ATS ASEMENT Neutral Intrusive

This plan is not to scale

GROUND FLOOR

SIGNIFICANCE PLAN ITCEN G N Very High 01 Historic steps and opening G G4 ATOOM G G G4 G FAT FAT infilled FAT ONGE ONGE High ONGE EOOM EOOM G EOOM ITCEN FAT ITCEN FAT ONGE G ITCEN 02 ONGE G IA G G G4 G G Medium 02 Original or historic fireplace G G G G44 G G4 01 G4 G4 G4 G4 G G G G4 G G G4 G4 ITCEN Low 03 Original or historic stairs G ITCEN G4 G G G G 03 03 G G4 G 04 Original stone floor 05 04 Neutral G G G ITCEN

FAT 4 Intrusive 05 Original window opening ONGE G G ITCEN G INING OOM AA G This plan is not to scale G G

90 ASSESSMENT OF SIGNIFICANCE 4

FIRST FLOOR SIGNIFICANCE PLAN N Very High 01 Original or historic stairs

4 4 4 High FAT FAT FAT 4 FAT ONGE ONGE ONGE ITCEN ONGE EOOM EOOM FAT EOOM ITCEN EOOM ITCEN STATE ANTEOOM ONGE EOOM 4 EOOM ITCEN FAT Medium ONGE FAT EOOM FAT 44 ITCEN 4 4 Low ITCEN 01 4 Neutral 01

01 Intrusive

This plan is not to scale 4 ITCEN

ITCEN STATE AING OOM FAT ONGE EOOM

FAT ONGE EOOM

SECOND FLOOR ITCEN FAT ONGE FAT OOM FAT EOOM ONGE EOOM ITCEN SIGNIFICANCE PLAN N 4

Very High

High

4

Medium FAT 4 ONGE EOOM FAT ATOOM ONGE EOOM 4 Low ITCEN ITCEN Neutral Intrusive

This plan is not to scale

91 5 ISSUES AND OPPORTUNITIES

5.1 INTRODUCTION The key overarching site wide themes are: This CMP has been informed by a programme of public and statutory consultations, workshops and exhibitions between This section sets out the vulnerabilities and the potential threats to • Legislation and statutory control; August and October 2017. The following are of particular Boston Manor House. It also identifies opportunities for improving relevance: the site, enhancing its significance and ensuring its ongoing • Retaining and enhancing heritage value; conservation. • Setting and views; • An open exhibition/presentation at Boston Manor House on the 16th and 17th September to coincide with Heritage Open Challenges have been combined with relevant opportunities • Access and circulation; Days summarising the development of the CMP to date. (where possible) and the potential for positive change has been • Interpretation and visitor experience; outlined both in the short and long term. • A permanent exhibition every weekend at Boston Manor • Condition, maintenance and repair; and House from the 16th September to the 29th October. Every historic site has its own set of challenges and opportunities, • Use and Commercial Opportunities. • An exhibition at the Civic Centre/Library in Hounslow from which are unique to that place and change over time according to 25th – 27th September. their context. In future, however, the goals, aspirations, challenges and opportunities will likely change, particularly as the idenitified • Ongoing statutory stakeholder consultation with Hounslow issues are addressed. This means that it is essential to review the Conservation Officer and the Historic England Caseworker. challenges and opportunities of the site on a regular basis in order • Presentations to the Heritage Lottery Fund (HLF) on the 4th to ensure that a full understanding of how the site can be better August 2017 and the 8th September 2017. maintained and managed will be continuously up to date. The Issues, Opportunities and Policies which follow have been Rather than discussing the heritage issues on an individual basis, a informed by the public, statutory and HLF feedback, consultation number of broad holistic themes which transcend the site have and review. been identified.

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5.2 LEGISLATION AND STATUTORY 5.2.1 LISTED BUILDINGS AND LEGISLATION The National Planning Policy Framework (NPPF) (published March 2012) CONTROL Listed buildings are protected by primary legislation, national guidance and local policy. The NPPF establishes the government’s planning policies for new development within England and how these are expected to be applied. ‘At the heart of the National Planning Policy Framework is Key Issues: In order to ensure that the Grade I listed status of Boston Manor House is protected, it will be necessary to have an awareness of a presumption in favour of sustainable development, which should • Grade I listed Boston Manor House the legislation, policy and guidance and to carry out appropriate be seen as a golden thread running through both plan-making and • Grand Union Canal and Boston Manor Conservation consultation and procedures to manage change. decision-taking’ (para. 14). Within Section 12 of the NPPF - Area Conserving and Enhancing the Historic Environment - are the The main documents of relevance are: government’s policies for the protection of heritage. Key Opportunities: • Ensure best practice for the conservation, management • Planning (Listed Buildings and Conservation Areas) Act 1990 The policies advise a holistic approach to planning and and development of the Grade I Listed Building. development, where all significant elements that make up the • National Planning Policy Framework (NPPF) 2012 historic environment are termed heritage assets. These consist of • To follow the appropriate legislation and statutory designated assets, such as listed buildings or conservation areas, guidance in accordance with the building’s Grade I listed • The NPPF Planning Practice Guidance non-designated assets, such as locally listed buildings, or other status. • Conservation Principles, Policies and Guidance (2008) structures or features which are of heritage value. The policies • Carry out necessary stakeholder consultation. • Hounslow Local Plan 2015 – 2030 within the document emphasise the need for assessing the significance of heritage assets and their setting in order to fully The Planning (Listed Building and Conservation Areas) Act understand the historic environment and inform suitable design 1990 proposals for change to significant buildings. The principal Act provides the overriding legislation relating to listed buildings and conservation areas, and outlines the process for Conservation is defined in the NPPF as the ‘process of maintaining carrying out works (interior or exterior) to listed buildings. It and managing change to a heritage asset in a way that sustains, and requires Listed Building Consent for ‘the demolition of a listed where appropriate, enhances its significance’. Consequently, a key aim building or for its alteration or extension in any manner which would of the NPPF is to encourage the identification of the significance of affect its character as a building of special architectural or historic heritage assets in advance of proposed development works interest, unless the works are authorised’. (Paragraphs 128-139). The NPPF also emphasises the importance of sustainable development and the need for continued viability. By focusing on what matters about a heritage asset (its significance) it frees up opportunities to keep these assets in use and manage sustainable change. This CMP has been written in line with the NPPF and provides an assessment of significance, investigates the potential for development and enhancement of significance, and sets out a series of recommended conservation management aims to guide any future sustainable change and conservation.

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The NPPF Planning Practice Guidance c Promoting heritage-led regeneration, particularly where this The Council expect their development proposals to On March 6th 2014 the Department for Communities and Local brings long term value and sense of place to development, Government (DCLG) launched the Planning Practice Guidance such as in our town centres and along the Golden Mile. The i Conserve and take opportunities to enhance any heritage website which includes the section ‘Conserving and enhancing the Council will aim to secure the regeneration of heritage assets asset and its setting in a manner appropriate to its significance; at risk, including those within Park, historic environment’. The guidance is a live document intended to j Retain, conserve and reuse a heritage asset in a manner Park, Boston Manor House and the former Hounslow Powder provide further detailed information with regard to the appropriate to its value and significance; implementation of the NPPF. Mills sites; k Demonstrate that substantial harm to or loss of a heritage d Working with Royal Botanic Gardens Kew World Heritage asset is avoided, unless exceptional circumstances can be The Hounslow Local Plan 2015 – 2030 Site, London Borough of Richmond and Historic England to demonstrated, consistent with the NPPF; The Hounslow Local Plan was adopted on 15th September 2015 by conserve and enhance the outstanding universal values of The Hounslow Borough Council. It forms part of the planning Royal Botanical Gardens Kew World Heritage Site, its buffer l Demonstrate that where a development proposal will lead to framework of the borough and sets out the council’s proposals for zone and its setting, including views to and from this asset. less than substantial harm to the significance of a designated the future development of the borough over a 15-year period. This includes assisting in the implementation of the World heritage asset (see Glossary), this harm will be outweighed by Heritage Site Management Plan; the public benefits of the proposal, including securing its Policy CC4 sets out to identify, conserve and take opportunities to optimum viable use; or e Promoting the appropriate re-use of historic buildings and enhance the significance of the borough’s heritage assets as a supporting schemes that conserve the significance of, and m Have regard to any harm to, or loss of, the significance of a positive means of supporting an area’s distinctive character and provide the heritage asset with a sustainable, long-term use; non-designated heritage asset, including from both direct and sense of history. The Council will achieve this by: indirect effects. Non-designated heritage assets include locally f Working with their network of partners to ensure the listed buildings, Archaeological Priority Areas and areas of a Collating a borough-wide Heritage Strategy to guide a borough’s heritage is accessible, appreciated, valued and special local character. long-term, ambitious strategy for the continued conservation, enjoyed by residents, workers and visitors; enhancement and enjoyment of the significance of the g Conserving and enhancing the strategic and local views borough’s heritage assets, in consultation with the borough’s identified in the Urban Context and Character Study that give local history societies and residents; the borough its character, visual richness and coherence; and b Conserving and taking opportunities to enhance the by maintaining and updating a schedule of views; and significance of the borough’s network of designated and h Conserving and enhancing the borough’s beneficial and non-designated heritage assets and their settings, identifying historic landmarks identified in the Urban Context and new assets where appropriate and recognising the cumulative Character Study, which provide a strong visual and physical positive impact of heritage assets in a given area in presence in the townscape. consultation with the borough’s local history societies and residents. The Council will use Article 4 directions where appropriate to enhance conservation of character or fabric;

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Buildings and structures Conservation areas Scheduled ancient monuments n In the case of alterations, extensions or changes of use of a o Any development within or affecting a Conservation Area u Conserve and enhance a scheduled ancient monument and its heritage asset a proposal should demonstrate that: must conserve and take opportunities to enhance the setting if affected. Proposals must assess and submit an character of the area, and respect the grain, scale, form, evaluation report if the proposal affects a scheduled ancient i It is in keeping with the character of the building and proportions and materials of the surrounding area and existing monument. harmonious with its surroundings and the wider character architecture; and of the area; and, with particular respect to listed buildings Strategic and local views or identified aspects of locally listed buildings, it preserves p Retain and reuse any building in a conservation area which their special architectural or historic character and any makes or can be adapted to make a positive contribution to v Conserve and enhance any strategic or local views identified in features they may possess; the character of the area. Where a building makes little the Urban Context and Character Study and undertake a contribution to the area, consent for demolition will not be visual impact assessment to demonstrate no adverse impacts ii It is of a high quality design and sympathetic in terms of given unless there are approved plans for redevelopment or on the designated view or on views from Royal Botanic scale and form to the original building and in the use of reuse of the land which will conserve and enhance the Gardens Kew World Heritage Site. materials and other details to the period and style of the character of the area. Sustainability and salvage aspects should original building; be factored into proposals. Registered parks and gardens iii Opportunities to mitigate or adapt to climate change w Consider adding to the list and encouraging preservation and through the re-use or adaptation are maximised as long World Heritage Site enhancement through appropriate management measures. as this is not to the detriment of important aspects of q Conserve and enhance the internationally recognised character; Outstanding Universal Value of the Royal Botanic Gardens Listed Buildings at Risk iv That it maintains the character of interiors and retain Kew World Heritage Site, its buffer zone and its setting, x Continue to assist with Historic England’s Register of Heritage internal features of interest including layouts, methods including views to and from the site. at Risk, adding items where necessary but seeking their and means of construction where these are important; removal by developing a proactive strategy for working with Sites of archaeological importance owners to ensure the continued conservation of the v That the original use is no longer viable and the benefits r (r) The Council will expect the development proposal to significance of the boroughs heritage assets. of the proposed use are demonstrated and would be in submit an Archaeological Evaluation Report if the proposal keeping with the character of the area; and falls within or adjacent to an Archaeological Priority Area; vi That a record is made and submitted of features of s The Council may require that an on-site assessment by trial interest found, to be maintained and extended during work (archaeological field evaluation) is carried out before any works. Sustainability and salvage aspects should be decision on the planning application is taken; and factored into proposals. t The Council will require any nationally important remains and their settings to be preserved permanently in situ, subject to consultation with Historic England as the borough’s archaeological adviser. If preservation in situ is required the development proposal will need to accommodate this in the design.

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5.2.2 STATUTORY CONSULTATION 5.2.3 DETAILED LIST DESCRIPTIONS This would allow, following baseline research and analysis, for the listing description for Boston Manor House to be amended to It is essential to consult with the appropriate authorities when A listed building is defined in Section 1.5 of the Planning (Listed clarify where the special interest resides and where there is limited planning or proposing change to the site. This includes, as a Buildings and Conservation Areas) Act 1990 as a building included or no special interest. Such areas can potentially accommodate minimum, Hounslow Borough Council but may also involve other in a list of buildings of special architectural or historic interest minor, positive change. This may also be another tool which could relevant, interested parties such local amenity groups. Due to the compiled by the Secretary of State under Section 1 of the Principal be used to simplify the process of planning and listed building grade I status of Boston Manor House, it will be necessary to Act. The listing includes any object or structure fixed to the applications for change, potentially reducing the amount of times consult or notify Historic England prior to listed building applications building (s.1(5a)) and any object or structure within the curtilage of Listed Building Consent would need to be applied for. relating to works to the building and planning applications for the listed building, but only if it formed part of the land since before development which may affect the listed building or its setting. July 1, 1948 (s.1(5b)). Detailed list descriptions are intended to reduce areas of doubt or confusion by reaching a fuller understanding about what makes a It is advisable to contact the Planning Department of Hounslow Boston Manor House was listed in 1951. The list description text is building special. This will aid better management and increase the Borough Council in the early stages of proposing change. For not dated but does refer to the 1963 restoration works and gives prospect of success for Listed Building Consent applications when large-scale works, it is often advisable to obtain pre-application the existing occupants as the National Institute for Housecraft required. advice that may also involve Historic England. A general idea of Limited, which we now know occupied the house in the 1960s. future proposals is recommended at this stage, but the potential to Given the grade I status of the house, the list description is not adapt and change them should be inherent. Depending on the type detailed enough and now out of date. Historic England now and scale of works prepared, it may also be necessary to appoint provide a Listing Enhancement service allowing them to make an architect to assist in the design work and liaison with clearer definitions of what is or is not listed: stakeholders. Experience working with similar building types, and particularly working with listed buildings, should be essential. “The extent of protection of a listed building can be better defined by Multiple discussions with stakeholders beyond a single pre - excluding attached buildings and structures and those within the curtilage application advice session may also be necessary. In all cases, the of the principal listed building from protection, and by stating definitively key is to keep all interested parties up to date, informed and that some feature of a listed building is not of special architectural or involved in the design process. historic interest.”01

01 https://historicengland.org.uk/advice/hpg/HP/

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5.3 RETAINING AND ENHANCING HERITAGE One of the core principles of the National Planning Policy 5.3.1 CHANGES TO THE BUILT FABRIC Framework is to ‘recognise that heritage assets are an irreplaceable VALUE Whenever change is proposed, it will be necessary to carry out the resource and [local planning authorities should] conserve them in a process of understanding the impact of potential change, all of manner appropriate to their significance’.02 The NPPF also highlights Key Issues: which is centered on an understanding of significance. This the need for ‘sustaining and enhancing the significance of heritage • Potential for conflict between conservation and the need generally involves a stepped process. assets and putting them to viable uses consistent with their to upgrade the house and service wing. conservation’.03 • Intrusive features which impede on an appreciation of the 01 Identify the areas where change is proposed. historic interiors, elevations and significance. Within historic buildings there is often conflict between the 02 Review the significance of the built fabric, space and conservation of historic fabric and the need to upgrade the building Key Opportunities: importance of relationships to other spaces. to perform a new function or improve an existing one. • Identify intrusive features and look to enhance the 03 Prepare detailed design proposals based on an heritage value by their removal. Change will be necessary in order to achieve the aims and understanding of significance, retaining the most important elements and carrying out any necessary • Enrich the architectural heritage through high-quality aspirations for Boston Manor House and the challenge will be to change to the least significant elements. design changes. carry out any changes in a sensitive, limited and potentially reversible manner in order to maintain the heritage values and 04 Carry out a Heritage Impact Assessment to determine • Carry out conservation of the historic fabric using significance of the place. the impact that proposed change will have on heritage appropriate materials and techniques. value. 05 Where a conflict arises, alter the proposals or find ways of mitigating potential harm.

02 National Planning Policy Framework, 2012, para 126 03 Ibid

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This process is in line with the recommendations for managing The table below outlines the general potential for change Within Boston Manor House there are some areas of very high change outlined in the English Heritage publication “Informed dependent on significance and heritage value. However, all change significance where any proposed change should be minimal and Conservation (Clark, 2001). This document notes that should be considered on a case by case basis. also justifiable as part of development to enhance or improve the “understanding is the first step in any programme of conservation character and understanding of the building. There are also work, whether that involves repairs, alterations or new development”. High Significance Large scale alteration, removal or elements within the building which detract from its significance. demolition should be strongly resisted, These include the single storey extension appended to the south SIGNIFICANCE unless it enhances heritage value. elevation, the modern WCs within the main house and the various subdivisions within the service wing, carried out in the 1960s. Medium Significance Efforts should be made to retain features of this level, though a greater degree of C flexibility in terms of change is possible; o n particularly if it enhances significance. s e t r n P v Low Significance A greater degree of flexibility for change e r a o

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m a is possible than in elements of higher

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c Neutral Significance Considerable alteration or removal is

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Intrusive Efforts should be made to remove or at CHANGE least improve these elements. e.g. new development repair alteration

As outlined above, when addressing the potential for change, it will be necessary to consider the significance of the fabric affected. As a general rule, those areas which are of very high or high significance (as identified in Section 4) will have less flexibility for change, while those with medium, low or neutral significance will be able to accommodate more change, as long as it is sympathetic to the heritage values of the building and contributes to keeping it in sustainable long-term use. Areas which are identified as intrusive, can, following their removal, enhance the significance of the listed building.

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5.4 SETTING AND VIEWS 5.5 ACCESS AND CIRCULATION 5.6 INTERPRETATION AND VISITOR EXPERIENCE This section looks at the immediate setting of the house and local This section addresses the question of level access, flow and views. The wider landscape setting, which falls outside the scope of circulation around the building. It considers entry points into the This section looks at current visitor experience including the this CMP, is detailed within the 2011 Boston Manor Park CMP building along with vertical and horizontal circulation. approaches from the park and street and the internal experience. prepared by Peter McGowan Associates.. Key Issues Key Issues Key Issues • There is a significant level change between the main house • Lack of appropriate visitor interpretation signage and • The trees along the south west elevation of the service and the service wing. Consequently, there is poor information within the main house and service wing. wing do not form part of Clitherow’s 18th century connectivity and accessibility across the ground floor. • Lack of catering or refreshment facilities within the house landscaping. Early 20th century photos show them to be • There is no disabled access to the upper floors of the main and service wing. considerably lower than at present, forming a dense house or the service wing. ground-level thicket. The trees now obscure views from • Many areas of the house and service wing are closed to inside the north wing and views to the house from the • The main stairs were designed for domestic use and never the public due to their state of disrepair. Consequently, historic parkland. intended to accommodate significant live loads. Future there are considerable gaps in public understanding of the increased footfall may have a negative structural impact on house and its relationship to the original service wing. • The single storey brick box extension to the south west the highly significant stair fabric. elevation of the service wing is a non-original, intrusive • Lack of visitor experience overall. feature which detracts visually from the high aesthetic • Lack of permanent ramped access to the main entrance of • Lack of sensory and intellectually impaired interpretation. value of the house and is visible in views from the historic the house parkland. Key Opportunities • Lack of fully accessible WCs within the main house • To improve interpretation signage and information within Key Opportunities Key Opportunities the main house and the service wing. • To lift the crowns, cut back, remove or relocate the trees • To improve accessibility across the ground floor between along the south west elevation of the service wing to • To provide catering or refreshment facilities within the the main house and service wing through the provision of improve the setting of the wing and house, to improve main house or service wing and exploring their history and ramps and other measures. views of the wing and house from the historic parkland inter-relationship through appropriate interpretation. and to enhance the aesthetic value and appearance of the • To introduce internal or external lift to upper floors to • To enhance the visitor experience by opening up more of grade I listed building. improve accessibility to upper floors of main house and the house and wing to the public. service wing and to reduce loading on the main, highly • To remove the intrusive single storey brick extension to • To improve the overall visitor experience by re-presenting significant staircase. the service wing to improve the aesthetic value of the the history of the house, interiors, associations with highly visible park-facing elevation and to enhance the • To provide permanent ramped access to the main notable people and events and relationship to the historic appearance of the listed building. entrance. parkland. • To provide fully accessible WCs within the main house. • Explore options to improve the visitor experience for all abilities – physical, sensory and intellectual, to enhance the communal value of the building.

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5.7 CONDITION, MAINTENANCE AND REPAIR Key Issues The condition of the building varies across the site, the service wing • Condition surveys were carried out in 2007 and in 2011 a major programme of structural for example, has undergone significant change and is in parts, in a repairs was carried out to the south corner of the house. Parts of the main house remain in a state of disrepair. This section does not intend to provide an poor, worsening condition – the cause of which is thought to be damp and water ingress from exhaustive survey of the condition of the building, but rather draws defective roof drainage. attention to key issues. It focusses on cyclical maintenance, planned • The service wing is in a very poor, critical condition. The brickwork walls are saturated due to and emergency repair works and the monitoring of condition. blocked rainwater outlets and defective roof drainage, and many of the interiors are in a state of collapse. Several windows show areas of rot and damage. The house is at Category C on the Heritage at Risk Register where it is described as being in a poor condition. • The service wing, the ground floor kitchen and parts of the second floor have been unsympathetically altered and subdivided and many of the original internal historic features have been damaged or removed. • No Management and Maintenance Plan, ineffective routine maintenance and general upkeep strategy • Overall condition and siting of plant and services potentially impacting on historic building fabric and significance Key Opportunities • Following condition survey, opportunities to improve the condition of the main house through a targeted programme of repairs to arrest further decay. • To improve the condition of the service wing through a programme of urgent repairs to dry the brickwork out, arrest further decay and to stabilise remaining historic building fabric. • To remove the listed building from the Heritage at Risk Register • Preparation and implementation of a Management and Maintenance Plan to rationalise routine maintenance and stall general deterioration • Explore options to rationalise and consolidate plant, services, pipework and cabling to enhance the aesthetic value of the building

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5.8 USE AND COMMERCIAL OPPORTUNITIES 5.9 SUMMARY OF ISSUES AND OPPORTUNITIES Key Issues The issues and opportunities outlined above are set out under • The building’s use has changed considerably since it was completed in the 1620s. After 300 years broad headings. Some have a site-wide impact, others are more of private residential use, it was sold to the local council in 1924 and used as a school, The localised. When considered together we begin to see recurring National Institute of Housecraft Ltd and most recently as residential flats for The Housing themes or areas of the building where change is most likely Association for Women. During this latter period, the service wing underwent significant required and where cheange could be acommodated to ensure the alterations and has been left in a state of dereliction since their departure in the mid-1990s. The significance of the building is extended into the future. These key house is now open to the public on Saturday, Sunday and Bank Holiday Mondays from April to emerging themes, issues and areas include: October between 12 noon and 5pm. It is closed to visitors during the week and in the winter months from November to February. Visitor numbers are low, measured over a four year period • The need for localised repair to the main house between 2012-2015 at 46 visitors per day • The need for extensive, specialist, critical repair to the service Key Opportunities wing • The main house and service wing are currently underused. There is considerable opportunity to • The underuse of an important designated heritage asset improve the flexibility of use, or find new appropriate use, following specialist extensive repairs to significantly enhance the communal value of the house and increase public awareness of an • The lack of public awareness of the house important listed building. Options to explore could include the following: • The lack of interpretation and visitor experience overall ooExtend the opening times of the house to appeal to a wider audience and increase public • The horizontal and vertical inaccessibility of many parts of the awareness. house ooExplore options and prepare a programme of events, activities, workshops, talks and exhibitions. • The sensitive and flexible reuse of areas of the house currently closed to the public ooProvide flexible meeting/office spaces for community and corporate use. ooProvide catering and/or refreshment facilities within the service wing. • The untapped commercial opportunities within main house and wing ooProvide rentable, revenue-generating space within the service wing for office/workspace/ creative use. ooImprove interpretation and story telling across the building and withing the park. ooExplore options beyond public funding (council, HLF) to secure the future of the site.

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Conservation can best be described as the process of managing Conservation Management Planning is now widely recognised by 6.1 USING THE POLICIES change in a way that retains the significance and special character of the heritage sector as best practice for the long-term care and This section will outline both distinct policies (which will have a a place whilst also ensuring its sustainability. It does not seek to managed change of heritage assets and as such has become the clear action) as well as more aspirational recommendations for the prevent all change nor does it aim to preserve a place in its tool to achieve the process of successful “conservation” as site. The sub-headings used here will directly relate to those used entirety, preventing progression and use. Implicit in the concept of described above. It is therefore the aim of this CMP to manage in the Issues, Opportunities and Policies section of the document. conservation is the acceptance of sensitive and appropriate change future change at the Adult Education Centre and the Museum and Relevant policies are included within the gazetteer. as the requirements for heritage assets evolve over time. It is also Library to ensure that any development is carefully managed, important to recognise the various aspects of managing heritage assesses and implemented. The policies are given a priority rating based on their urgency, assets that conservation has come to entail: importance and the general timescale within which they should be Rigid adherence to any conservation approach can ultimately lead carried out. These are defined as: “Conservation used to be synonymous with preservation. Yet conservation to detrimental effects, simply because there will be specific today is something much more dynamic, which ranges from maintenance situations which could not have been anticipated. Therefore the and repair, through to finding appropriate new uses when necessary. first principle of good practice conservation is to remain focused 01 Action is required straight away (i.e. as soon as the CMP Conservation may include interpretation, presentation, access, new and aware of the significance of the place including where these is formally adopted). development, marketing, research, fund-raising, or publication. It is as much conflict with each other, and make conservation decisions with a 02 Action is required as soon as reasonably possible about facilitation and mediation, as it is about regulation. Conservation is clear understating of the potential impact on heritage value. following the formal adoption of the CMP. And as part of becoming increasingly positive and proactive, rather than negative and works relating the HLF application. re-active.”01 03 This policy concerns a long-term goal and is cyclical or continual. Adopted as appropriate.

In some cases, more than one priority level applies. For example, where both priority 2 and 3 are indicated, it means that the policy would apply during the development of the site as well as in any future development or alteration works.

01 Clark, Informed Conservation, 2001, p.9

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NUMBER POLICY REASON ACTION POINTS PRIORITY (1-3 RATING) General Policies GP1 Formally adopt the policies The CMP should be a working document that guides any Hounslow Borough Council should review the CMP and agree to adopt and 1 contained within the CMP. future change to Boston Manor House. The approval of implement the policies. This step should be noted in relevant committee or the policies by the local authority and Historic England meeting minutes as a record for the future. should be sought. GP2 Review the CMP on a regular The CMP will need regular reviewing to ensure that the Plan for periodic reviews of the CMP or recognise events and key changes at 3 basis, normally every five years or policies stay relevant in the future and that the the site when a review of the CMP will be required. Reviews can be when major change is planned. information contained within it is up to date. undertaken internally or by a specialist heritage consultant. It is recommended that notes or records of changes are kept to enable easy updating of the CMP. GP3 Assign an individual to manage There is a danger of the CMP being underutilised if it is Hounslow Borough Council should appoint a person who will “manage” the 1 the CMP and maintain a record of not managed and put under the responsibility for review document, ensuring that the print and electronic documents are filed relevant information for future and update by an individual or department. appropriately, that it is disseminated to the appropriate people whenever reviews and updates. change is planned and that it is updated when relevant. Additionally, this person should keep a record of any relevant new information that is gathered which may be useful when the CMP is updated. GP4 Make the CMP available to any Although the CMP is a privately owned document, other When the CMP is reviewed it should be made available in digital or hard 2 parties with a legitimate interest parties with an interest in the site should be involved in copy format to relevant stakeholders for comment. It could be made in the site, such as local and the on-going development of the CMP as they will have available online, subject to copyright reproduction approval of the images national statutory bodies and specialist knowledge and experience to contribute. contained within the CMP. interest groups.

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NUMBER POLICY REASON ACTION POINTS PRIORITY (1-3 RATING) Legislation and Statutory Control LSC1 Consult with Historic England Discussions between conservation professionals and When change is planned, Boston Manor House staff should discuss proposals 2/3 (HE) and the conservation officer stakeholders at early stages of proposed work can with statutory bodies at an early stage and pre-application advice should be at Hounslow Borough Council at provide useful input and advice. It may also reduce sought. This could include HE at pre-application stages. Building Regulations the earliest possible stages when conflict at later stages of the design process by may also need to be consulted. Staff working at Boston Manor House should a project is planned and continue addressing any potential issues and procedural points be aware of statutory requirements and processes such as listed building to involve them in the early on before a substantial amount of work has already consent. development of plans as they been done. progress. LSC2 Proposed changes will take note Statutory consents, which could include Listed Building Boston Manor House should consult with or employ a specialist architect to 2/3 of relevant statutory designations. Consent or Planning Permission, need to be obtained to advise on design works or to complete necessary consents. Full approval and consents will be ensure that work is carried out to the required standard. obtained before work starts. This also helps to avoid penalties for inappropriate work and the loss of historic fabric. LSC3 Update and clarify the Boston Manor House is listed at grade I with a list HE should be approached to update and clarify the listings for the site. 2/3 designations for the site. description which is out of date and not overly Clarification should be sought regarding any curtilage listings. The descriptive. In order to bring a coherency to the overall information should be fed back into the CMP upon clarification. understanding and appreciation of the site an update to the designation description should be sought to identify where significance lies.

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NUMBER POLICY REASON ACTION POINTS PRIORITY (1-3 RATING) Retaining and Enhancing Heritage Value REHV1 Any new works should aim to This is to ensure that the important heritage value of the An understanding of significance and character should be the starting point 2/3 retain and enhance (where site is not eroded or lost by inappropriate changes to the of any thinking about development or change to the site, and this message possible) historic character and building and site, and opportunities to reveal important should be passed on to any consultants or contractors involved in bringing significance of the site, and not to heritage values are taken wherever possible. about change. detract from it. Reversible changes ensure that, in the future, any Boston Manor House staff should consult with the Conservation Officer and Wherever possible alterations changes to the historic fabric which have been deemed HE regarding any proposals for new work, and discuss the role of should be carried out in a way necessary in the past can be removed and the historic reversibility. that is reversible. fabric or layout returned to its previous state. Decisions should be based on an understanding of impact and potential mitigation. REHV2 Where possible, change will be Capacity for change is greatest for features or areas Relevant Boston Manor House staff, contractors and consultants should 2/3 made to areas of low, neutral or which make little or no contribution to the overall familiarise themselves with the historic development and significance intrusive significance. character and significance of the site. Major alterations, assessments within this CMP, as well as any further research carried out in whether internal or external, which involve the removal accordance with policy REHV3. These assessments should inform any Alterations to areas of medium of substantial amounts of historic fabric will not normally change. or higher significance should be be given consent. justifiable and cause as little negative impact to significance as Where alteration is proposed to areas of high possible. significance, works should seek to benefit the heritage asset by removing intrusive features.

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NUMBER POLICY REASON ACTION POINTS PRIORITY (1-3 RATING) REHV3 Prior to the Planning or design of This is to ensure that any developments or change Boston Manor House staff with adequate understanding of the site could 2/3 changes, alterations, extensions carried out on site are based on a full understanding of carry out the background and history research, using this CMP as a basis. A or demolition, research will be the potential impact on heritage values and historic specialist heritage consultant should advise on the assessment of significance carried out as to the history and character of the site and its setting, in order that the and impact. This should be done at the earliest stages of a project so that significance of the affected resulting alterations are sympathetic and minimise (or proposals are informed from the outset and designs response to elements or element or area. eradicated) detrimental harm. The assessment may also spaces of considerable significance. identify where further specialist research is needed in order to fully understand the affected area.

These assessments are often called Historic Building Appraisals (HBA) and Heritage Impact Assessments (HIA). REHV4 Any elements of intrusive value This is to help enhance the character, appearance and Relevant staff, contractors and consultants should familiarise themselves with 2/3 should be considered for heritage value of a specific building or the overall site. the historic development and significance assessments within this CMP, as removal. well as any further research carried out in accordance with policy REHV3. These assessments should inform any change. REHV5 Enrich the architectural heritage The site is of national importance and any new building Boston Manor House staff should ensure that any new designs take into 2/3 through high-quality design. or extension should be of a high standard in order to consideration the historic development and significance of the site outlined respect the heritage value and appearance of the site. in this CMP.

They should, where extensions are planned, employ reputable architects with experience working with creative new design within the context and setting of historic buildings.

106 CONSERVATION POLICIES 6

NUMBER POLICY REASON ACTION POINTS PRIORITY (1-3 RATING) Setting and Views SEV1 Lift tree crowns, cut back, remove To improve the setting of the service wing and house, to The council to work with the necessary consultants to explore the best 2/3 or relocate trees along south west improve views to the house from the historic parkland options to improve the setting of the house. Any necessary local authority elevation of service wing. and to enhance the appearance of the listed building. approval will be in place beforehand. SEV2 Explore options to remove the To enhance the aesthetic value of the listed building and The council to work with architects and heritage consultants to explore 2 single storey brick box extension to improve the appearance of an important, highly visible options to remove the intrusive brick extension. Any necessary local to the south west elevation of the elevation overlooking the historic parkland. authority permissions will be in place beforehand. service wing. Access and Circulation AC1 Explore options to improve To improve accessibility and connectivity across the The council to work with architects to look at options to improve 2 circulation and accessibility ground floor and to enhance the communal value of the accessibility and movement throughout the ground floor. throughout and between the house. ground floor of the main house and north wing. AC2 Explore options to improve To improve vertical accessibility throughout the house The council to work with architects and heritage consultants to look at 2 accessibility to the upper floors of and to enhance the communal value of the building. options to improve vertical accessibility in the form of an internal or external the main house and service wing. lift. Early understanding of the building’s significance is critical, and will inform the design proposals. AC3 Explore options to relieve the To reduce loading to the staircase to preserve the high The council to work with structural engineers and architects to explore 2 potentially excessive live loads aesthetic and historic values of the main staircase. options to relieve loading to the main stairs through the provision of imposed on the highly significant strengthening works and an internal or external public lift. main staircase. AC4 Provide permanent ramped access To improve accessibility and enhance communal value The council to look at options to improve permanent ramped access. 2 to main entrance AC5 Provide fully accessible WCs To improve accessibility and enhance communal value The council to work with architects to look at options to improve WC 2 within the main house accessibility.

107 6 CONSERVATION POLICIES

NUMBER POLICY REASON ACTION POINTS PRIORITY (1-3 RATING) Interpretation and Visitor Experience IVE1 Provide appropriate interpretation To improve the visitor experience and communal value The council to consult specialists including heritage consultants and 2 signage and information within the by increasing the understanding of the listed building. interpretation consultants. main house, service wing and park IVE2 Provide catering and refreshment To improve the visitor experience, to provide a suitable The council to work with architects and heritage consultants to look at 2 facilities within the house or use within the underused service wing and to enhance options to improve catering facilities within the house or service wing. service wing the communal value of the building. IVE3 Reveal more areas of the house To enhance the visitor experience and increase the The council to work with specialists, architects and heritage consultants to 1 following repair public understanding of the house and its relationship look at options to open up more of the main house and service wing. with the service wing Condition, Maintenance and Repair CMR1 A Maintenance Plan should be A Maintenance Plan is crucial for ensuring the long-term A Maintenance Plan should form part of any HLF application for the site. It 1 drawn up and implemented care of the house, and its use is considered best practice should be disseminated and implemented as soon as possible. The person or for owners of heritage assets. It will ensure that new team responsible for its implementation should have the necessary repair issues with the building’s condition are identified and and maintenance experience. rectified as soon as possible to minimise damage to building fabric.

A schedule of planned maintenance will prevent the condition of the buildings deteriorating to a point where more expensive and potentially more intrusive works are required. CMR2 The Maintenance Plan will be This is to ensure changes to the house are captured and The person or team responsible for the Maintenance Plan should ensure it is 3 subsequently reviewed on an represented in the maintenance strategy. regularly reviewed and any changes to the house recorded for future plan annual basis updates. CMR3 Carry out critical repairs to the To avoid further deterioration and to preserve the The council to work with specialists, architects and heritage consultants to 1 main house and service wing significance of historic fabric and the special architectural devise a programme of stabilisation and repair works and historic interest of the listed building. To remove the building from the Heritage at Risk Register.

108 CONSERVATION POLICIES 6

NUMBER POLICY REASON ACTION POINTS PRIORITY (1-3 RATING) CMR4 Carry out general repairs and To preserve the special interest of the grade I listed The council to look at options to carry out regular ongoing maintenance and 1 general maintenance to listed building. The character, appearance and special repair either in-house or through a third-party specialist. building architectural interest of the building has been eroded by dereliction and decay. Unsympathetic alterations and the In consultation with architects, specialists and heritage consultants, the removal of original building fabric has caused further council will explore options to enhance the significance of the listed building harm. General ongoing maintenance and repair will by removing modern intrusive interventions. arrest further decay and preserve extant historic building fabric. The removal of later intrusive interventions and the repair of damaged building fabric will enhance the aesthetic value and special interest of the listed building and partially reinstate the historic plan form. CMR5 Explore options to upgrade, To reduce impact on historic building fabric and to The council to consult M&E specialists, architects and/or heritage consultants 2/3 rationalise and consolidate plant enhance the aesthetic value and significance of the listed to look at options to upgrade services taking into account siting, extent and and services building impact on listed building. CMR6 Remove building from Heritage at To secure the future of the grade I listed building The council will consult specialists, architects and heritage consultants to 1 Risk Register prepare a programme of targeted high priority repairs to arrest further decay and loss of historic building fabric. USE AND COMMERCIAL OPPORTUNITIES UCO1 Extend the house opening times To improve the visitor experience, to enhance the The council to explore options to extend staffed opening hours. 2 communal value of the house and to reduce extended periods of underuse. UCO2 Provide flexible and fully To improve the visitor experience, to enhance the The council to work with architects and heritage consultants to look at 2 accessible, meeting/office spaces communal value of the house, to provide a new use to options to provide flexible office/meeting space following repairs for community and corporate use underused parts of the listed building, to generate programme. additional revenue streams and to increase the commercial viability through fully accessible new uses.

109 6 CONSERVATION POLICIES

NUMBER POLICY REASON ACTION POINTS PRIORITY (1-3 RATING) UCO3 Provide catering and/or To improve the visitor experience, to enhance the The council to work with architects and heritage consultants to look at 2 refreshment facilities within the communal value of the house, to provide a new use to options to provide catering facilities following repairs programme. service wing underused parts of the listed building and to generate additional revenue streams. UC04 Provide rentable, revenue- To enhance the communal value of the house, to provide The council to work with architects and heritage consultants to look at 2 generating space within the service a new use to underused parts of the listed building and options to provide rentable space following repairs programme. wing for office/workspace/creative to generate additional revenue streams. use UC05 Provide public exhibition/ To improve the visitor experience to enhance the The council will consult specialists including architects, heritage consultants 2 interpretation/gallery space communal value of the house and to provide a new and interpretation consultants appropriate use for underused parts of the house

110 BIBLIOGRAPHY

SECONDARY MATERIAL GUIDANCE Bridget Cherry and Nikolaus Pevsner, The Buildings of England: London 3, North West (London, Penguin, DCLG. The National Planning Policy Framework (2012) 2001) English Heritage. Conservation Principles, Policies and Guidance (2008) Gillian Clegg, Brentford Past (London, Historical Publications, 2002) Historic England. Good Practice Advice in Planning Note 2 – Managing Significance in Decision-Taking Clare Gapper, Notes on Decorative Plasterwork at Boston Manor (August 2017) in the Historic (2015)

W. J. Hardy (ed.), The Home Counties Magazine, vol. V (1903) Historic England. Good Practice Advice in Planning Note 3 – The Setting of Heritage Assets (2015)

A History of the County of Middlesex: Volume 7, Acton, Chiswick, Ealing and Brentford, West Twyford, London Borough of Hounslow. Grand Union Canal and Boston Manor Conservation Area Appraisal Willesden (British History Online) (undated)

LDN Architects, Conservation Management Plan (2011)

Peter McGowan Associates,, Boston Manor Park Conservation Management Plan, 2011

Janet, McNamara, Boston Manor Brentford: A History and Guide (London, Heritage Publications, 1998)

Osterley Park Conservation Area Appraisal (October 2002)

Arthur Oswald, Boston Manor House, Middlesex, Country Life (March 18, 1965)

Treve Rosoman, The Boston Manor Classical Ruin Wallpaper (August 2017)

John Summerson, Architecture in Britain, 1530-1830 (London, Penguin, 1970)

111 APPENDIX A: DESIGNATIONS

BOSTON MANOR HOUSE, BOSTON Details STABLES OF BOSTON MANOR HOUSE MANOR PARK 1. BOSTON MANOR ROAD, BRENTFORD 4419 Boston Manor List Entry Summary House, Boston Manor Park TQ 1678 17/250 11.7.51. List Entry Summary This building is listed under the Planning (Listed Buildings and This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special 2. 1622-3. C18 North wing. 3-storeys and attics. Red brick. 6 Conservation Areas) Act 1990 as amended for its special architectural or historic interest. windows in stone architraves. Stone cornice between 2nd and 3rd architectural or historic interest. . storeys. Stone porch with balustrade like that at Lilford Hall. Name: STABLES OF BOSTON MANOR HOUSE Northants (1635). Interior has splendid early C17 ceilings, fine C18 Name: BOSTON MANOR HOUSE, BOSTON MANOR PARK. List entry Number: 1358662 wallpaper on upper staircase. Fine carved main staircase.

List entry Number: 1079603. Location Drawing room ceiling divided by moulded ribs into oblong and STABLES OF BOSTON MANOR HOUSE, BOSTON MANOR square panels, broken into semi-circular and segmental cuspings, Location ROAD connected by short corss- ribs. Within some of the panels are BOSTON MANOR HOUSE, BOSTON MANOR PARK, BOSTON strap-work cartouches containing emblamatic figures; including the MANOR ROAD County: Greater London Authority 4 elements designed by the C17 Dutch artist Mare Gheercerts, and District: Hounslow engraved by Galle. The house was damaged in the war and was County: Greater London Authority. Grade: II extensively restored prior to its reopening in 1963. Is now District: Hounslow. Date first listed: 21-May-1973 occupied by National Institute for Housecraft Limited. See District Type: London Borough. Date of most recent amendment: Not applicable to this List entry. ‘Country Life’ March 18 1965. AM. Grade: I. Details Selected Sources: Date first listed: 11-Jul-1951. 1. BOSTON MANOR ROAD, BRENTFORD 4419 Stables Books and journals of Boston Manor House TQ 1678 17/250C ‘Country Life’ in 18 March, (1965) Date of most recent amendment: Not applicable to this List entry.. II GV National Grid Reference: TQ 16839 78339.

2. Coach stable block to right of house - red brick. Included for group value.

National Grid Reference: TQ 16833 78390

112 APPENDIX A: DESIGNATIONS

GARDEN WALL, 2 SETS OF IRON GATES Details GATEPOSTS TO BOSTON MANOR HOUSE 1. BOSTON MANOR ROAD, BRENTFORD 4419 Garden wall, 2 sets of iron gates and gateposts to Boston Manor House TQ 1678 List Entry Summary 17/250D This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special II architectural or historic interest. 2. On Boston Manor Road. Name: GARDEN WALL, 2 SETS OF IRON GATES GATEPOSTS TO BOSTON MANOR HOUSE National Grid Reference: TQ 16896 78336

List entry Number: 1079604

Location GARDEN WALL, 2 SETS OF IRON GATES GATEPOSTS TO BOSTON MANOR HOUSE, BOSTON MANOR ROAD

County: Greater London Authority District: Hounslow District Type: London Borough Grade: II Date first listed: 21-May-1973

113 APPENDIX B: REGIONAL AND LOCAL PLANNING POLICY

THE LONDON PLAN – INCORPORATING LDF preparation D. Development affecting heritage assets and their settings should FURTHER ALTERATIONS TO THE LONDON C. Boroughs should consider the different characters of their conserve their significance, by being sympathetic to their form, PLAN (2015) areas to identify landscapes, buildings and places, including on scale, materials and architectural detail. the Blue Ribbon Network, where that character should be POLICY 7.4: LOCAL CHARACTER sustained, protected and enhanced through managed change. E. New development should make provision for the protection of Strategic Characterisation studies can help in this process. archaeological resources, landscapes and significant memorials. A. Development should have regard to the form, function, and The physical assets should, where possible, be made available structure of an area, place or street and the scale, mass and On the 10th March 2015, the Mayor published (i.e. adopted) the to the public on-site. Where the archaeological asset or orientation of surrounding buildings. It should improve an area’s Further Alterations to the London Plan (FALP). From this date, the memorial cannot be preserved or managed on-site, provision visual or physical connection with natural features. In areas of FALP are operative as formal alterations to the London Plan (the must be made for the investigation, understanding, recording, poor or ill-defined character, development should build on the mayor’s spatial development strategy) and form part of the dissemination and archiving of that asset. positive elements that can contribute to establishing an development plan for Greater London. enhanced character for the future function of the area. F. LDF preparation: Boroughs should, in LDF policies, seek to POLICY 7.8: HERITAGE ASSETS AND ARCHAEOLOGY maintain and enhance the contribution of built, landscaped and Planning decisions buried heritage to London’s environmental quality, cultural A. London’s heritage assets and historic environment, including B. Buildings, streets and open spaces should provide a high identity and economy as part of managing London’s ability to listed buildings, registered historic parks and gardens and other quality design response that: accommodate change and regeneration. natural and historic landscapes, conservation areas, World a has regard to the pattern and grain of the existing spaces Heritage Sites, registered battlefields, scheduled monuments, and streets in orientation, scale, proportion and mass G. Boroughs, in consultation with English Heritage, Natural archaeological remains and memorials should be identified, so b contributes to a positive relationship between the urban England and other relevant statutory organisations, should that the desirability of sustaining and enhancing their structure and natural landscape features, including the include appropriate policies in their LDFs for identifying, significance and of utilising their positive role in place shaping underlying landform and topography of an area protecting, enhancing and improving access to the historic can be taken into account. c is human in scale, ensuring buildings create a positive environment and heritage assets and their settings where relationship with street level activity and people feel appropriate, and to archaeological assets, memorials and B. Development should incorporate measures that identify, comfortable with their surroundings historic and natural landscape character within their area. record, interpret, protect and, where appropriate, present the d allows existing buildings and structures that make a positive site’s archaeology. contribution to the character of a place to influence the future character of the area C. Development should identify, value, conserve, restore, re-use e is informed by the surrounding historic environment. and incorporate heritage assets, where appropriate.

114 APPENDIX B: REGIONAL AND LOCAL PLANNING POLICY

HOUNSLOW LOCAL PLAN (2015 - 2030) The council will expect development proposals to: heritage assets, in consultation with the borough’s local history societies and residents; The Hounslow Local Plan is the development plan document which (f) Have due regard to the Urban Context and Character Study sets out the council’s proposals for the future development of the and demonstrate how the proposal: (b) Conserving and taking opportunities to enhance the significance borough over the next fifteen years. The Local Plan replaces all of the borough’s network of designated and non-designated previous development plans and policies. i. Responds to the design recommendations for each character area heritage assets and their settings, identifying new assets where and urban type within which their development proposal is located. appropriate and recognising the cumulative positive impact of POLICY CC1: CONTEXT AND CHARACTER heritage assets in a given area in consultation with the borough’s Policy CC1 sets out to recognise the context and varied character ii. Responds to the wider context and history of the area, its local history societies and residents. The Council will use Article 4 of the borough’s places, and seek to ensure that all new communities, its natural landscape and its urban structure, form directions where appropriate to enhance conservation of character development conserves and takes opportunities to enhance their and function. or fabric; special qualities and heritage. iii. Conserves and takes opportunities to enhance particular (c) Promoting heritage-led regeneration, particularly where this The council will achieve this by: features or qualities that contribute to an area’s character, e.g. brings long term value and sense of place to development, such as mature trees. in our town centres and along the Golden Mile. The Council will (a) Improving and promoting the appreciation of the character and aim to secure the regeneration of heritage assets at risk, including qualities of the distinctive areas of the borough, by securing iv. Provides opportunities to help form a new character or improve those within , Hanworth Park, Boston Manor development that sensitively and creatively responds to an area’s the poor aspects of an existing character that could benefit from House and the former Hounslow Powder Mills sites; character and by refusing poor quality design; enhancement; and (d) Working with Royal Botanic Gardens Kew World Heritage Site, (b) Sustaining and conserving those areas which have a high quality, v. Responds to any local architectural vernacular that contributes to London Borough of Richmond and Historic England to conserve well established and coherent character that is sensitive to change; an area’s character, for example bay windows. and enhance the outstanding universal values of The Royal Botanical Gardens Kew World Heritage Site, its buffer zone and its (c) Enhancing those areas which have a medium quality, mixed setting, including views to and from this asset. This includes assisting character and which would benefit from sensitive improvement POLICY CC4: HERITAGE in the implementation of the World Heritage Site Management and intervention; Plan; Policy CC4 sets out to identify, conserve and take opportunities to enhance the significance of the borough’s heritage assets as a (d) Transforming those areas which have a low quality, poorly (e) Promoting the appropriate re-use of historic buildings and positive means of supporting an area’s distinctive character and defined character and/ or where an opportunity exists to establish supporting schemes that conserve the significance of, and provide sense of history. a new coherent character, enhancing positive elements where they the heritage asset with a sustainable, long-term use; exist; and The London Borough of Hounslow Council will achieve this by; (f) Working with their network of partners to ensure the (e) Monitoring and updating the Urban Context and Character borough’s heritage is accessible, appreciated, valued and enjoyed by (a) Collating a borough-wide Heritage Strategy to guide a long- Study and ensuring the study informs any supplementary planning residents, workers and visitors; term, ambitious strategy for the continued conservation, documents. enhancement and enjoyment of the significance of the borough’s

115 APPENDIX B: REGIONAL AND LOCAL PLANNING POLICY

(g) Conserving and enhancing the strategic and local views Buildings and structures Conservation areas identified in the Urban Context and Character Study that give the borough its character, visual richness and coherence; and by (n) In the case of alterations, extensions or changes of use of a (o) Any development within or affecting a Conservation Area must maintaining and updating a schedule of views; and heritage asset a proposal should demonstrate that: conserve and take opportunities to enhance the character of the area, and respect the grain, scale, form, proportions and materials (h) Conserving and enhancing the borough’s beneficial and historic i. It is in keeping with the character of the building and harmonious of the surrounding area and existing architecture; and landmarks identified in the Urban Context and Character Study, with its surroundings and the wider character of the area; and, with which provide a strong visual and physical presence in the particular respect to listed buildings or identified aspects of locally (p) Retain and reuse any building in a conservation area which townscape. listed buildings, it preserves their special architectural or historic makes or can be adapted to make a positive contribution to the character and any features they may possess; character of the area. Where a building makes little contribution to The Council expect their development proposals to the area, consent for demolition will not be given unless there are ii. It is of a high quality design and sympathetic in terms of scale and approved plans for redevelopment or reuse of the land which will (i) Conserve and take opportunities to enhance any heritage asset form to the original building and in the use of materials and other conserve and enhance the character of the area. Sustainability and and its setting in a manner appropriate to its significance; details to the period and style of the original building; salvage aspects should be factored into proposals.

(j) Retain, conserve and reuse a heritage asset in a manner iii. Opportunities to mitigate or adapt to climate change through World Heritage Site appropriate to its value and significance; the re-use or adaptation are maximised as long as this is not to the detriment of important aspects of character; (q) Conserve and enhance the internationally recognised (k) Demonstrate that substantial harm to or loss of a heritage asset Outstanding Universal Value of the Royal Botanic Gardens Kew is avoided, unless exceptional circumstances can be demonstrated, iv. That it maintains the character of interiors and retain internal World Heritage Site, its buffer zone and its setting, including views consistent with the NPPF; features of interest including layouts, methods and means of to and from the site. construction where these are important; (l) Demonstrate that where a development proposal will lead to Sites of Archaeological Importance less than substantial harm to the significance of a designated v. That the original use is no longer viable and the benefits of the heritage asset (see Glossary), this harm will be outweighed by the proposed use are demonstrated and would be in keeping with the (r) The Council will expect the development proposal to submit an public benefits of the proposal, including securing its optimum character of the area; and Archaeological Evaluation Report if the proposal falls within or viable use; or adjacent to an Archaeological Priority Area; vi. That a record is made and submitted of features of interest (s) The Council may require that an on-site assessment by trial (m) Have regard to any harm to, or loss of, the significance of a found, to be maintained and extended during works. Sustainability work (archaeological field evaluation) is carried out before any non-designated heritage asset, including from both direct and and salvage aspects should be factored into proposals. decision on the planning application is taken; and indirect effects. Non-designated heritage assets include locally (t) The Council will require any nationally important remains and listed buildings, Archaeological Priority Areas and areas of special their settings to be preserved permanently in situ, subject to local character. consultation with Historic England as the borough’s archaeological adviser. If preservation in situ is required the development proposal will need to accommodate this in the design.

116 APPENDIX B: REGIONAL AND LOCAL PLANNING POLICY

Scheduled Ancient Monuments

(u) Conserve and enhance a scheduled ancient monument and its setting if affected. Proposals must assess and submit an evaluation report if the proposal affects a scheduled ancient monument. Strategic and local views (v) Conserve and enhance any strategic or local views identified in the Urban Context and Character Study and undertake a visual impact assessment to demonstrate no adverse impacts on the designated view or on views from Royal Botanic Gardens Kew World Heritage Site.

Registered Parks and Gardens

(w) Consider adding to the list and encouraging preservation and enhancement through appropriate management measures.

Listed Buildings at Risk

(x) Continue to assist with Historic England’s Register of Heritage at Risk, adding items where necessary but seeking their removal by developing a proactive strategy for working with owners to ensure the continued conservation of the significance of the boroughs heritage assets.

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